Updated Four-Unit
For Sale
$995,000
4500 Stover St, Fort Collins, CO 80525
Residential Income, Fort Collins, CO
Property Size3,456 SF
Lot Size0.31 Acres
Price / SF$287.91
Days on Market211
Property Features for 4500 Stover St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
HC
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 5, Bedroom 1, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 7, Bedroom 3, Bedroom 4, Bedroom 8, Bedroom 6, Bathroom 4, Bedroom 2
Parking
11
Patio and Porch features
Patio
Interior features
Eat-in Kitchen, Outside Entry
Exterior features
Balcony
Appliances
Electric Range, Refrigerator
Subdivision
Pitner Estates
Lot features
Cul-De-Sac
Elementary school
Kruse
Middle school
Boltz
High school
Ft Collins
Elementary school district
Poudre
Middle school district
Poudre
High school district
Poudre
Standard status
Active
APN
R0230332
Size
3,456 SF
Lot size
0.31 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6132
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Baseboard, Hot Water(Heating)
Building Details
Year built
1972
Floors in Building
2
Number of units
4
Building materials
Frame
Roof type
Composition
Listing Agency:
RE/MAX Alliance-Nederland · RE/MAX International
(303) 258-7020
Listed By:
Catherine Camp · License #40022952
(303) 748-5023
Added: Jan 26
Changed: Aug 19
Last Checked: Aug 25 at 12:06PM
MLS# 1050391
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 four-unit residential property contains 3,456 square feet on a 0.31-acre lot. Built in 1972, the building includes four two-bedroom, one-bath units with remodeled interiors, eat-in kitchens, outside entries, balconies, and patios. Electric ranges and refrigerators are provided, while baseboard and hot-water heating serve the building. A newer boiler, fresh exterior paint, composition roofing, and public sewer are also in place.
Located at 4500 Stover St in Fort Collins, the property sits on a quiet dead-end street with direct access to Landings Park and trails. Spring Creek Trail and Edora Park are nearby, and the Midtown corridor provides access to shops, restaurants, breweries, and entertainment. The property is fully occupied and zoned HC, with on-site parking and access to major commuting routes.
Located at 4500 Stover St in Fort Collins, the property sits on a quiet dead-end street with direct access to Landings Park and trails. Spring Creek Trail and Edora Park are nearby, and the Midtown corridor provides access to shops, restaurants, breweries, and entertainment. The property is fully occupied and zoned HC, with on-site parking and access to major commuting routes.
Key Highlights
- Four fully occupied residential units, each with 2 bedrooms and 1 bathroom
- 3,456 square feet on a 0.31‑acre lot
- Remodeled unit interiors with eat‑in kitchens and outside entries
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
$46,235
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
4.65%
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%
$924,700
$924.7K
Cap Rate 7%
$660,500
$660.5K
Cap Rate 9%
$513,722
$513.7K
Market Conditions
NOI Build-Up for 3,456 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
$69.7K $20.16/SF
− Vacancy
−$3.6K −$1.05/SF
EGI
$66.0K $19.11/SF
− OpEx
−$19.8K −$5.73/SF
NOI
$46.2K $13.38/SF
Area
Fort Collins, CO
Vacancy
5.20%
Lease Rate
$20.16 /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%
$924,700
Cap Rate 7%
$660,500
Cap Rate 9%
$513,722
Alternative Uses
Best Use
Multifamily LT 5
$660.5K
$577.9K – $770.6K
NOI $46,235 @ 7.0% cap · market cap 4.65%
Second Best
Apartment 5plus
$612.9K
$536.3K – $715.1K
NOI $42,905 @ 7.0% cap · market cap 4.31%
Theoretical Best
Office A
$899.9K
$787.5K – $1.05M
NOI $62,996 @ 7.0% cap · market cap 6.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,708
Businesses Nearby
Explore this area
Business Placement
Demographics for 80525, CO
55,901
Population
25,144
Households
2.2
Avg Household Size
37
Median Age
59%
College-Educated
98%
High-School Grad
23.4 sq mi
ZIP Area
2,389
Density / Sq Mi
$93,349
Median Household Income
$48,876
Median Earnings
$1,744
Median Rent
$563,100
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four residential units feature updated interiors and individual two-bedroom, one-bath layouts.
Where is this quadplex located?
The property is located at 4500 Stover St Fort Collins, CO.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Four fully occupied residential units, each with 2 bedrooms and 1 bathroom; 3,456 square feet on a 0.31‑acre lot; Remodeled unit interiors with eat‑in kitchens and outside entries
