Restaurant and Retail
For Sale
Under Contract
$430,000
3300 N Highway 287, Laporte, CO 80535
SINGLE_FAMILY - Laporte, CO
Property Size1,886 SF
Lot Size0.19 Acres
Price / SF$227
Days on Market476
Property Features for 3300 N Highway 287
General Information
Property type
Residential
Property subtype
Retail
Zoning
COMM B
Appliances
Some Furniture
Subdivision
Shideler
Lot features
Level, Paved
Elementary school
Cache La Poudre
High school
Poudre
Elementary school district
Poudre
Middle school district
Poudre
High school district
Poudre
Directions
From N Overland Trail/US 287 B, go east on US 287 B, turn north/left at Shell gas station, The building with two units is on the right.
Standard status
Active Under Contract
APN
R0237787
Size
1,886 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
6997
Utilities
Utilities
Natural Gas Available
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1960
Building materials
Brick
Roof type
Composition
Listing Agency:
RE/MAX Alliance-FTC South · RE/MAX International
(970) 226-3990
Listed By:
Min Meisel · License #100009924
(970) 744-2576
Added: Apr 20, 2025
Changed: May 15
Last Checked: Aug 8 at 6:06PM
MLS# 1031856
Copyright © 2026 IRES MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This property in Downtown LaPorte presents an opportunity to acquire a building with two separate addresses, along with a restaurant business. One unit, located at 3300 HWY 287, is an 1886 square-foot restaurant featuring a large bar/counter, a kitchen area equipped with a hood and large wash-sink, a walk-in cooler, a storage area, and two bathrooms. The property benefits from visibility and accessibility to Fort Collins. The other unit, located at 3304 W County Rd 54G, was previously leased to a Tattoo shop and includes one sink and a small bathroom. The property is situated on a busy corner next to a Shell gas station, just east of Overland Trail & Old Hwy 287. The lot size is 0.19 acres.
Key Highlights
- Restaurant business included in the sale.
- Two separate addresses/units in one building.
- High visibility location in Downtown LaPorte.
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
$20,314
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
4.72%
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%
$406,280
$406.3K
Cap Rate 7%
$290,200
$290.2K
Cap Rate 9%
$225,711
$225.7K
Market Conditions
NOI Build-Up for 1,886 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
$27.9K $14.79/SF
− Vacancy
−$809 −$0.43/SF
EGI
$27.1K $14.36/SF
− OpEx
−$6.8K −$3.59/SF
NOI
$20.3K $10.77/SF
Area
Larimer County, CO
Vacancy
2.90%
Lease Rate
$14.79 /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%
$406,280
Cap Rate 7%
$290,200
Cap Rate 9%
$225,711
Alternative Uses
Best Use
Specialty Retail
$290.2K
$253.9K – $338.6K
NOI $20,314 @ 7.0% cap · market cap 4.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$506.2K
$443.0K – $590.6K
NOI $35,436 @ 7.0% cap · market cap 8.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
67
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 80535, CO
2,543
Population
1,079
Households
2.4
Avg Household Size
46
Median Age
43%
College-Educated
95%
High-School Grad
56.6 sq mi
ZIP Area
45
Density / Sq Mi
$98,056
Median Household Income
$53,585
Median Earnings
$1,099
Median Rent
$391,500
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Restaurant - Restaurant and retail spaces for sale in LaPorte.
Where is this restaurant located?
The property is located at 3300 N Highway 287 Laporte, CO.
What is the asking price?
The asking price for this property is $430,000.
What are key features of this property?
This property features: Restaurant business included in the sale.; Two separate addresses/units in one building.; High visibility location in Downtown LaPorte.
