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1039 Main St, Windsor, CO 80550
Nearly fully leased center with restaurant, medical, and retail occupants along Main Street in Windsor.
Property Size25,116 SF
Price / SF$167.22
Days on Market4
Property Features for 1039 Main St
General Information
Standard status
Active
Size
25,116 SF
Property subtype
RETAIL
Occupancy
99%
Building Details
Tenancy
Multi
Listing Agency:
Cushman & Wakefield | Fort Collins
(970) 776-3900
Listed By:
Jared Goodman · License #40017764
(970) 267-7723
Source:
Moodyscre
Added: Sep 9
Changed: Sep 11
Last Checked: Sep 11 at 2:41PM
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 Cushman & Wakefield | Fort Collins
Investment Insights
Based on property information with market context.
Windsor Town Center is a 25,116-square-foot shopping center at 1039 Main St in Windsor, Colorado. The property is 99% leased and accommodates a combination of restaurant, medical, and retail tenants. Existing leases have a Weighted Average Lease Term of 2 years 5 months remaining, while the blended average lease rate is 9% below market rents.
The center occupies a prominent position on Main Street, with reported vehicle volume exceeding 25,000 VPD. It is across from Windsor High School, Windsor Middle School, and the Town of Windsor Recreation Center. Adjacent businesses include McDonald’s, Bank of Colorado, Wells Fargo, and Anytime Fitness, creating a commercial setting supported by nearby retail, financial, fitness, educational, and recreational uses.
The center occupies a prominent position on Main Street, with reported vehicle volume exceeding 25,000 VPD. It is across from Windsor High School, Windsor Middle School, and the Town of Windsor Recreation Center. Adjacent businesses include McDonald’s, Bank of Colorado, Wells Fargo, and Anytime Fitness, creating a commercial setting supported by nearby retail, financial, fitness, educational, and recreational uses.
Key Highlights
- 25,116 SF shopping center at 1039 Main St
- 99% leased with restaurant, medical, and retail tenants
- Weighted Average Lease Term of 2 years 5 months remaining
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
$283,866
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
6.76%
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%
$5,677,320
$5.7M
Cap Rate 7%
$4,055,229
$4.1M
Cap Rate 9%
$3,154,067
$3.2M
Market Conditions
NOI Build-Up for 25,116 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
$452.1K $18.00/SF
− Vacancy
−$46.6K −$1.85/SF
EGI
$405.5K $16.15/SF
− OpEx
−$121.7K −$4.84/SF
NOI
$283.9K $11.30/SF
Area
Weld County, CO
Vacancy
10.30%
Lease Rate
$18.00 /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%
$5,677,320
Cap Rate 7%
$4,055,229
Cap Rate 9%
$3,154,067
Alternative Uses
Best Use
Retail
$4.06M
$3.55M – $4.73M
NOI $283,866 @ 7.0% cap · market cap 6.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office B
$4.58M
$4.01M – $5.34M
NOI $320,417 @ 7.0% cap · market cap 7.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
99%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,007
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 80550, CO
38,909
Population
17,140
Households
2.3
Avg Household Size
36
Median Age
51%
College-Educated
98%
High-School Grad
52.4 sq mi
ZIP Area
743
Density / Sq Mi
$121,487
Median Household Income
$60,940
Median Earnings
$1,791
Median Rent
$538,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Shopping center - Nearly fully leased center with restaurant, medical, and retail occupants along Main Street in Windsor.
Where is this shopping center located?
The property is located at 1039 Main St Windsor, CO.
What is the asking price?
The asking price for this property is $4,200,000.
What are key features of this property?
This property features: 25,116 SF shopping center at 1039 Main St; 99% leased with restaurant, medical, and retail tenants; Weighted Average Lease Term of 2 years 5 months remaining
