Gunbarrel Condo with Pool
For Sale
$330,000
7497 Singing Hills Drive, Boulder, CO 80301
Move-in ready 2-bedroom condo in Boulder's Gunbarrel neighborhood.
Property Size965 SF
Price / SF$341.97
Days on Market374
Property Features for 7497 Singing Hills Drive
General Information
Standard status
Active
Size
965 SF
Property subtype
Condominium
Amenities
Fireplace
Security System
Cable Ready
Central Air
Forced Air
Dishwasher
Disposal
Dryer
Electric Water Heater
Oven
Refrigerator
Washer
Deck, Patio, Pool, Porch, Electricity Connected, Natural Gas Connected, Cable Available, Composition
Building Details
Building Size
965 SF
Year Built
1989
Listing Agency:
BHHS FOX & ROACH
(303) 842-6700
Listed By:
Katee Dorram · License #FA
(303) 842-6700
Source:
Kw
Added: Aug 4, 2025
Changed: Aug 8
Last Checked: Aug 11 at 12:46PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of BHHS FOX & ROACH
Investment Insights
Based on property information with market context.
Located at 7497 Singing Hills Drive in Boulder's Gunbarrel neighborhood, this well-maintained condo offers poolside living. The 2-bedroom, 2-bath unit provides second-floor views overlooking the community pool. The layout includes a bright, open living area with access to a private balcony. The home is move-in ready and features a newer furnace and in-unit washer and dryer. Both bedrooms are generously sized, each with its own full bath. A detached 1-car garage is included. The property is situated in a walkable neighborhood near parks, trails, breweries, and shopping. The condo spans 965 square feet and offers maintained open space throughout the community.
Key Highlights
- Poolside views from a private balcony.
- Located in the desirable Gunbarrel neighborhood, close to parks, trails, breweries, and shopping.
- Two bedrooms, each with its own full bath.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$15,206
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.61%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$304,120
$304.1K
Cap Rate 7%
$217,229
$217.2K
Cap Rate 9%
$168,956
$169.0K
Market Conditions
NOI Build-Up for 965 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$29.0K $30.00/SF
− Vacancy
−$1.3K −$1.35/SF
EGI
$27.6K $28.65/SF
− OpEx
−$12.4K −$12.89/SF
NOI
$15.2K $15.76/SF
Area
Boulder, CO
Vacancy
4.50%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$304,120
Cap Rate 7%
$217,229
Cap Rate 9%
$168,956
Alternative Uses
Best Use
Apartment 5plus
$217.2K
$190.1K – $253.4K
NOI $15,206 @ 7.0% cap · market cap 4.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$326.1K
$285.3K – $380.4K
NOI $22,826 @ 7.0% cap · market cap 6.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
174
Businesses Nearby
Explore this area
Business Placement
Demographics for 80301, CO
25,944
Population
12,644
Households
2.1
Avg Household Size
38
Median Age
69%
College-Educated
97%
High-School Grad
28.6 sq mi
ZIP Area
907
Density / Sq Mi
$92,974
Median Household Income
$52,325
Median Earnings
$1,999
Median Rent
$761,500
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Move-in ready 2-bedroom condo in Boulder's Gunbarrel neighborhood.
Where is this apartment building located?
The property is located at 7497 Singing Hills Drive Boulder, CO.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: Poolside views from a private balcony.; Located in the desirable Gunbarrel neighborhood, close to parks, trails, breweries, and shopping.; Two bedrooms, each with its own full bath.
