Leased Office Building with Data
For Sale
Contact for pricing
858 Coal Creek Circle, Louisville, CO 80027
Built in 2001 and fully leased through February 2037 to CableLabs, including mission-critical data center and electronics lab space.
Property Size76,975 SF
Price / SF$233.84
Days on Market129
Property Features for 858 Coal Creek Circle
General Information
Standard status
Active
Size
76,975 SF
Class
A
Property subtype
Office
Zoning
Commercial Business (CB), City of Louisville
Occupancy
100%
Lease Type
NNN
Additional Details
Highway Access
Yes
Building Details
Year Built
2001
Year Renovated
2021
Buildings
1
Tenancy
Single
Listing Agency:
CBRE - Denver Tech Center
Listed By:
Campbell Davis · License #CO
(303) 583-2021
Source:
Crexi
Added: Apr 30
Changed: Aug 21
Last Checked: Sep 1 at 6:39PM
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 CBRE - Denver Tech Center
Investment Insights
Based on property information with market context.
This built-in-2001 office property is currently 100% leased to CableLabs through February 2037. CableLabs has extended their lease by 11 years and invested approximately $1.8 million in improvements to its mission-critical data center, with about 40% of the space configured as electronics lab space.
The building is described as having excellent access and highway visibility, along with abundant parking and a highly amenitized environment. The property is positioned in a central location between Denver and Boulder.
The asset offers a single, in-place tenant arrangement with long-term lease coverage and space improvements supporting mission-critical operations within the overall office building setting.
The building is described as having excellent access and highway visibility, along with abundant parking and a highly amenitized environment. The property is positioned in a central location between Denver and Boulder.
The asset offers a single, in-place tenant arrangement with long-term lease coverage and space improvements supporting mission-critical operations within the overall office building setting.
Key Highlights
- Built in 2001 office asset fully leased to CableLabs through February 2037
- Lease includes mission‑critical data center and electronics lab space (40% electronics lab space)
- CableLabs invested approximately $1.8M to improve their mission critical data center space
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
$1,023,090
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
5.68%
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%
$20,461,800
$20.5M
Cap Rate 7%
$14,615,571
$14.6M
Cap Rate 9%
$11,367,667
$11.4M
Market Conditions
NOI Build-Up for 76,975 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
$1.92M $24.96/SF
− Vacancy
−$557.2K −$7.24/SF
EGI
$1.36M $17.72/SF
− OpEx
−$341.0K −$4.43/SF
NOI
$1.02M $13.29/SF
Area
Boulder County, CO
Vacancy
29.00%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
25.00%
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%
$20,461,800
Cap Rate 7%
$14,615,571
Cap Rate 9%
$11,367,667
Alternative Uses
Best Use
Office B
$14.62M
$12.79M – $17.05M
NOI $1,023,090 @ 7.0% cap · market cap 5.68%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$23.22M
$20.32M – $27.10M
NOI $1,625,712 @ 7.0% cap · market cap 9.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
455
Businesses Nearby
Explore this area
Business Placement
Demographics for 80027, CO
34,413
Population
13,248
Households
2.6
Avg Household Size
40
Median Age
71%
College-Educated
98%
High-School Grad
18.6 sq mi
ZIP Area
1,850
Density / Sq Mi
$153,165
Median Household Income
$70,617
Median Earnings
$2,234
Median Rent
$822,700
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?
Office building - Built in 2001 and fully leased through February 2037 to CableLabs, including mission-critical data center and electronics lab space.
Where is this office building located?
The property is located at 858 Coal Creek Circle Louisville, CO.
What is the asking price?
The asking price for this property is $18,000,000.
What are key features of this property?
This property features: Built in 2001 office asset fully leased to CableLabs through February 2037; Lease includes mission‑critical data center and electronics lab space (40% electronics lab space); CableLabs invested approximately $1.8M to improve their mission critical data center space
