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    1100 13Th St Boulder, CO 80302

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    For Sale
    Contact for pricing

    High-yield multi-tenant property on University Hill

    Property size:
    7,588 SF

    Property Features for 1100 13Th St

    General Information

    Property type
    Individual retail properties
    Square Feet
    7,588 SF

    Building Details

    Year Built
    1927
    Stories
    2

    We can help!

    Listing Contact
    Jessica Cashmore
    Jessica Cashmore

    Listing Agency: The Colorado Group, Inc. Listing Agent: Jessica Cashmore

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    This exceptional mixed-use property, located at 1100 13th St in Boulder, Colorado, presents a compelling investment opportunity. The 7,588-8,840 square foot building boasts a prime corner location on University Hill, just steps from the University of Colorado. Built in 1927 and situated within the BMS (Business Main Street) zoning district, this two-story structure offers a unique blend of retail and residential space. Currently operating at 100% occupancy with six tenants, including five retail spaces and one three-bedroom apartment, the property generates a substantial net operating income (NOI) of $171,119, resulting in a 4.25% cap rate. The diverse tenant mix includes established businesses such as The Corner, Brazil on the Hill, the Barber Joint, Tribal Rites, and Pizza 3.14, providing a stable income stream. This well-maintained asset, owned by the same family since the 1940s, presents a rare chance to acquire a proven performer with significant upside potential. The gross lease structure simplifies management, while the value-add investment potential allows for future redevelopment or repositioning. This is a truly unique opportunity to own a piece of Boulder's vibrant history and thriving University Hill community. The asking price is $3,950,000.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    The Corner Restaurant

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Daycare Center Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Boulder
    County
    Boulder
    State
    Colorado
    Longitude
    -105.2761111
    Latitude
    40.0072975

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    FAQs

    What type of property is this?
    Individual retail property - High-yield multi-tenant property on University Hill
    Where is this individual retail property located?
    The property is located at 1100 13Th St Boulder, CO.
    What is the asking price?
    The asking price for this property is $3,950,000.
    What are key features of this property?
    This property features: Exceptional mixed-use investment opportunity in Boulder, CO.; 7,588-8,840 square foot building on a prime University Hill corner lot.; 100% occupied with six tenants (five retail, one 3-bedroom apartment), generating $171,119 NOI and a 4.25% cap rate.
    (303) 478-1833 Call to check price and availability
    Request Owner's contact information
    1100 13Th St Boulder, CO 80302
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    Boulder, CO 80302
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    1100 13Th St Boulder, CO 80302
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    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Jessica Cashmore
    Jessica Cashmore
    Real Estate License ID: FA100036572
    (303) 478-1833 (720) 498-4439 (303) 449-2131
    Learn more
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