Adaptable School
New
For Sale
$2,650,000
104 E 4th St, Loveland, CO 80537
Maintained facility with classrooms, offices, lounges, and meeting areas.
Property Size14,584 SF
Price / SF$181.71
Days on Market2
Property Features for 104 E 4th St
General Information
Standard status
Active
Size
14,584 SF
Property subtype
Commercial
Additional Details
Furnished
Yes
Asking Price
$2,680,000
Building Details
Building Size
14,584 SF
Year Built
1920
Year Renovated
2019
Listing Agency:
Realtec Loveland
(970) 231-6824
Listed By:
Bruce Campbell · License #100041380
(970) 231-6824
Source:
Elliman
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 9 at 11:24AM
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 Realtec Loveland
Investment Insights
Based on property information with market context.
This 14,584-square-foot school building offers a varied institutional layout with more than six classrooms, 14 offices, reception space, lounges, and meeting rooms. The interior arrangement can be modified, and the property includes furniture, fixtures, and equipment as part of the sale. Originally built in 1920, the building was upgraded in 2019 and has been consistently maintained.
The property occupies a prominent corner in downtown Loveland, within walking distance of restaurants, breweries, retail shops, a theater, and additional entertainment venues. Walk Score is 66 and Bike Score is 51, reflecting access to nearby amenities by foot and bicycle.
The property occupies a prominent corner in downtown Loveland, within walking distance of restaurants, breweries, retail shops, a theater, and additional entertainment venues. Walk Score is 66 and Bike Score is 51, reflecting access to nearby amenities by foot and bicycle.
Key Highlights
- 14,584 SF school building with more than six classrooms
- 14 offices plus reception, lounges, and meeting rooms
- Furniture, fixtures, and equipment included in the sale
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
$206,739
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
7.80%
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%
$4,134,780
$4.1M
Cap Rate 7%
$2,953,414
$3.0M
Cap Rate 9%
$2,297,100
$2.3M
Market Conditions
NOI Build-Up for 14,584 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
$295.8K $20.28/SF
− Vacancy
−$20.1K −$1.38/SF
EGI
$275.7K $18.90/SF
− OpEx
−$68.9K −$4.73/SF
NOI
$206.7K $14.18/SF
Area
Larimer County, CO
Vacancy
6.80%
Lease Rate
$20.28 /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%
$4,134,780
Cap Rate 7%
$2,953,414
Cap Rate 9%
$2,297,100
Alternative Uses
Best Use
Office B
$2.95M
$2.58M – $3.45M
NOI $206,739 @ 7.0% cap · market cap 7.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.91M
$3.43M – $4.57M
NOI $274,021 @ 7.0% cap · market cap 10.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
536
Businesses Nearby
Explore this area
Business Placement
Demographics for 80537, CO
43,603
Population
20,314
Households
2.1
Avg Household Size
44
Median Age
37%
College-Educated
95%
High-School Grad
122.4 sq mi
ZIP Area
356
Density / Sq Mi
$83,746
Median Household Income
$44,448
Median Earnings
$1,630
Median Rent
$460,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
School - Maintained facility with classrooms, offices, lounges, and meeting areas.
Where is this school located?
The property is located at 104 E 4th St Loveland, CO.
What is the asking price?
The asking price for this property is $2,650,000.
What are key features of this property?
This property features: 14,584 SF school building with more than six classrooms; 14 offices plus reception, lounges, and meeting rooms; Furniture, fixtures, and equipment included in the sale
