Furnished Corner Retail
For Sale
$240,000
850 Blvd 850 Laramie Blvd 850, Boulder, CO 80304
Salon fixtures include shampoo sinks, styling stations, a waxing table, reception furnishings, and a mini kitchen.
Property Size750 SF
Price / SF$320
Days on Market51
Property Features for 850 Blvd 850 Laramie Blvd 850
General Information
Standard status
Active
Size
750 SF
Property subtype
Office
Space & Availability
Floor
Ground
Furnished
Yes
Additional Details
Gross Income
$12,000
Corner Location
Yes
Taxes and HOA fees
Annual Taxes
$6,125
Amenities
Central Air
3
REC-NEC
Corner Lot.
750.0
Corner.
Building Details
Year Built
2008
Tenancy
Single
Listing Agency:
RE/MAX Alliance-Boulder
(303) 548-8732
Listed By:
Carrie Degraw
(303) 548-8732
Source:
Xome
Added: Jun 21
Changed: Aug 10
Last Checked: Aug 10 at 4:12AM
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 RE/MAX Alliance-Boulder
Investment Insights
Based on property information with market context.
This 750-square-foot retail space at 850 Laramie Blvd in Boulder was built in 2008 and is configured as a furnished hair salon. The ground-floor corner unit receives natural light and includes central air, two shampoo sinks, a stationary hair dryer, two styling stations, a waxing table, an entry counter, storage, reception furniture, a mini kitchen, and a half bath. Washer and dryer equipment are also included. The salon setup is designed for two stylists, while tenants’ plants, inventory, product and gift items, and artwork are excluded.
The property is positioned across from a park and currently has a month-to-month tenant who would like to remain. The tenant pays the HOA fee and utilities. The property information identifies the site as a corner lot and includes the REC-NEC designation.
The property is positioned across from a park and currently has a month-to-month tenant who would like to remain. The tenant pays the HOA fee and utilities. The property information identifies the site as a corner lot and includes the REC-NEC designation.
Key Highlights
- 750 SF retail space with a furnished hair salon configuration
- Ground‑floor corner location across from a park
- Salon setup includes 2 styling stations and 2 shampoo sinks
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
$12,370
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
5.15%
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%
$247,400
$247.4K
Cap Rate 7%
$176,714
$176.7K
Cap Rate 9%
$137,444
$137.4K
Market Conditions
NOI Build-Up for 750 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
$18.9K $25.20/SF
− Vacancy
−$1.2K −$1.64/SF
EGI
$17.7K $23.56/SF
− OpEx
−$5.3K −$7.07/SF
NOI
$12.4K $16.49/SF
Area
Boulder, CO
Vacancy
6.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
30.00%
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%
$247,400
Cap Rate 7%
$176,714
Cap Rate 9%
$137,444
Alternative Uses
Best Use
Retail
$176.7K
$154.6K – $206.2K
NOI $12,370 @ 7.0% cap · market cap 5.15%
Second Best
Office B
$150.6K
$131.8K – $175.7K
NOI $10,544 @ 7.0% cap · market cap 4.39%
Theoretical Best
Office A
$253.4K
$221.8K – $295.7K
NOI $17,741 @ 7.0% cap · market cap 7.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
626
Businesses Nearby
Explore this area
Business Placement
Demographics for 80304, CO
27,532
Population
11,717
Households
2.3
Avg Household Size
41
Median Age
78%
College-Educated
95%
High-School Grad
9.0 sq mi
ZIP Area
3,059
Density / Sq Mi
$121,534
Median Household Income
$60,155
Median Earnings
$1,956
Median Rent
$1,166,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Salon fixtures include shampoo sinks, styling stations, a waxing table, reception furnishings, and a mini kitchen.
Where is this retail space located?
The property is located at 850 Blvd 850 Laramie Blvd 850 Boulder, CO.
What is the asking price?
The asking price for this property is $240,000.
What are key features of this property?
This property features: 750 SF retail space with a furnished hair salon configuration; Ground‑floor corner location across from a park; Salon setup includes 2 styling stations and 2 shampoo sinks
