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Property profile & analytics
OFF-MARKET
Estimated value
$4,420,000
Warehouses
6363 Horizon Ln Niwot, CO 80503-7176
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US13-0703973
Property summary
AI-generated overview
This exceptional 22,240-square-foot warehouse, built in 1998, is situated on a 1.98-acre lot in Niwot, Colorado, conveniently located halfway between Boulder and Longmont. The property boasts a desirable ED zoning designation and features a spacious interior with 18' to 20' clear ceiling heights, perfect for various industrial uses. Loading is efficient with two 10'x9' drive-in doors and three 10'x9' dock-high doors. Ample parking is provided with 30 surface spaces. The building's robust power supply includes 862.5 kVA, 1037.4A with a total service load of 480V 3-phase. The property is a masonry construction warehouse. Water infrastructure is robust, with 18 Niwot Sanitation District water taps in place, and 8 more currently being added. The 2024 property taxes are $5.27 per square foot, and the estimated operating expenses (NNN) are $6.30 per square foot, inclusive of taxes. This well-maintained facility presents a significant opportunity for businesses seeking a functional and strategically located warehouse space. The property is offered for sale
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1998
Construction
CONCRETE BLOCKS
Total area
22,240 SF
Lot
1.98 ac (86,205 SF)
Zoning code
9178
APN
1317-36-0-04-002
UPID
US13-0703973
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.04M
Comparable Approach
Comparable
$4.82M
Blend (final)
Blend
$4.42M
Owner & transaction history
Rnb Boulder LLC · 12 yrs held
Rnb Boulder LLC
since 2013
3 recorded transactions
Zoning & alternative use
9178 · Niwot, CO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$6.1M
+32.0%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Niwot submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Niwot submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$5,455,000
6.5%
$5,035,000
7%
$4,675,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$4,595,000
Current use
INDUSTRIAL (GENERAL)
$6,070,000
Change: +32% · Conversion: Easy
Blend value · Realmo final
$4.42M
Range $3.98M – $4.86M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$199 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$112,836
Tax year 2023
Assessed value
$1,120,436
Assessed 2023
Previous assessed
$693,825
+61.5% YoY
Effective rate
10.07%
On assessed value
Assessed land
$294,540
Assessed improvement
$825,896
Land market value
$1,055,700
Improvement market value
$2,960,200
Total market value
$4,015,900
Applied tax rate
4,239.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1998
Construction
CONCRETE BLOCKS
Heating
FLOOR/WALL FURNACE
Stories
1
Total area
22,240 SF
Lot
1.98 ac (86,205 SF)
Zoning code
9178
APN
1317-36-0-04-002
UPID
US13-0703973
Jurisdiction
BOULDER
Zoning & alternative use
9178 · Niwot, CO
Zoning 9178 · permitted uses
9178 · Niwot, CO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Niwot. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$4.6M
INDUSTRIAL (GENERAL)
Est. value
$6.1M
WAREHOUSE, STORAGE Current
INDUSTRIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1998
Construction
CONCRETE BLOCKS
Heating
FLOOR/WALL FURNACE
Stories
1
Lot
1.98 ac
Current owner
From public records · entity-resolved
Rnb Boulder LLC
Entity
Mailing address
4303 PEACH WAY, BOULDER, CO 80301-1736
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 28, 2019
—
Rnb Boulder LLC
—
Deed
related
$923,352 · Bokf NA
Oct 25, 2019
—
Rnb Boulder LLC
—
Deed
related
$923,352 · Bokf NA
Aug 19, 2013
$1,675,000
Rnb Boulder LLC
Community Food Share INC
Grant Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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