Endcap Office
For Sale
Contact for pricing
323 S College Ave, Fort Collins, CO 80524
Endcap office suites with flexible floor plans and strong parking availability, designed for professional office use in downtown Fort Collins.
Property Size3,840 SF
Price / SF$220
Days on Market502
Property Features for 323 S College Ave
General Information
Standard status
Active
Size
3,840 SF
Property subtype
OFFICE
Zoning
Downtown District
Additional Details
Road Access
Yes
Amenities
monument signage
Comcast IT Provider
Listing Agency:
RE/MAX Commercial Alliance
(970) 215-7016
Listed By:
Michelle Hickey-Crawford
(970) 215-7016
Source:
Moodyscre
Added: Apr 15, 2025
Changed: Aug 21
Last Checked: Aug 29 at 1:17PM
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 RE/MAX Commercial Alliance
Investment Insights
Based on property information with market context.
Endcap office suites at Clocktower Square offering a flexible layout configured for professional office use. Suites 5 and 6 combine for a total of 3,840 SF, with the end cap configuration designed to provide additional natural light. Suite 6 is also available for lease, and the seller indicates openness to negotiating a 6-month lease back of the property.
The site is accessed easily off College Avenue and is positioned in downtown Fort Collins. Monument signage on College Avenue provides prominent exposure, and the offering notes excellent parking availability. The property is described as located within the Downtown District zoning, and Comcast is identified as the IT provider.
The site is accessed easily off College Avenue and is positioned in downtown Fort Collins. Monument signage on College Avenue provides prominent exposure, and the offering notes excellent parking availability. The property is described as located within the Downtown District zoning, and Comcast is identified as the IT provider.
Key Highlights
- Suites 5 & 6 total 3,840 SF, for sale together ($921,600; $240/SF).
- End‑cap office suites with more natural light.
- Lease option: Suite 6 offers 1,488 SF at $10–12.00/SF NNN (NNN est. $12.19/SF).
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
$53,885
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
6.38%
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%
$1,077,700
$1.1M
Cap Rate 7%
$769,786
$769.8K
Cap Rate 9%
$598,722
$598.7K
Market Conditions
NOI Build-Up for 3,840 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
$84.3K $21.96/SF
− Vacancy
−$12.5K −$3.25/SF
EGI
$71.8K $18.71/SF
− OpEx
−$18.0K −$4.68/SF
NOI
$53.9K $14.03/SF
Area
Fort Collins, CO
Vacancy
14.80%
Lease Rate
$21.96 /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%
$1,077,700
Cap Rate 7%
$769,786
Cap Rate 9%
$598,722
Alternative Uses
Best Use
Office B
$769.8K
$673.6K – $898.1K
NOI $53,885 @ 7.0% cap · market cap 6.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$999.9K
$875.0K – $1.17M
NOI $69,996 @ 7.0% cap · market cap 8.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
3,687
Businesses Nearby
Explore this area
Business Placement
Demographics for 80524, CO
39,030
Population
17,548
Households
2.2
Avg Household Size
37
Median Age
52%
College-Educated
94%
High-School Grad
122.7 sq mi
ZIP Area
318
Density / Sq Mi
$84,440
Median Household Income
$45,046
Median Earnings
$1,623
Median Rent
$527,700
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?
Office units - Endcap office suites with flexible floor plans and strong parking availability, designed for professional office use in downtown Fort Collins.
Where is this office units located?
The property is located at 323 S College Ave Fort Collins, CO.
What is the asking price?
The asking price for this property is $844,800.
What are key features of this property?
This property features: Suites 5 & 6 total 3,840 SF, for sale together ($921,600; $240/SF).; End‑cap office suites with more natural light.; Lease option: Suite 6 offers 1,488 SF at $10–12.00/SF NNN (NNN est. $12.19/SF).
