Office Space Near Old
For Sale
Contact for pricing
220 Willow St, Fort Collins, CO
Office space near North College Ave and Poudre River Trail.
Property Size973 SF
Lot Size0.30 Acres
Price / SF$404.93
Days on Market499
Property Features for 220 Willow St
General Information
Standard status
Active
Size
973 SF
Lot size
0.30 Acres
Property subtype
OFFICE
Properties For Sale
at 220 Willow St Contact us- Floor
- 1
- Size
- 973 SF
- Type
- OFFICE
- Availability
- AVAILABLE, Now
- Sublease
- No
220 Willow St
• Prime location just north of Old Town, near North College Ave and the Poudre...
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Listing Agency:
WayPoint Real Estate
(970) 213-3116
Listed By:
Nick Norton · License #FA100046816
(970) 213-3116
Source:
Moodyscre
Added: Apr 1, 2025
Changed: Aug 8
Last Checked: Aug 8 at 5:22AM
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 WayPoint Real Estate
Investment Insights
Based on property information with market context.
This 973-square-foot office space is located just north of Old Town, near North College Avenue and the Poudre River Trail. The location offers urban convenience and scenic surroundings with easy access to downtown amenities, restaurants, and retail.
Key Highlights
- Prime location just north of Old Town
- Near North College Ave and the Poudre River Trail
- Urban convenience
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
$13,654
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
3.47%
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%
$273,080
$273.1K
Cap Rate 7%
$195,057
$195.1K
Cap Rate 9%
$151,711
$151.7K
Market Conditions
NOI Build-Up for 973 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
$21.4K $21.96/SF
− Vacancy
−$3.2K −$3.25/SF
EGI
$18.2K $18.71/SF
− OpEx
−$4.6K −$4.68/SF
NOI
$13.7K $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%
$273,080
Cap Rate 7%
$195,057
Cap Rate 9%
$151,711
Alternative Uses
Best Use
Office B
$195.1K
$170.7K – $227.6K
NOI $13,654 @ 7.0% cap · market cap 3.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$253.4K
$221.7K – $295.6K
NOI $17,736 @ 7.0% cap · market cap 4.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,871
Businesses Nearby
Explore this area
Business Placement
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 - Office space near North College Ave and Poudre River Trail.
Where is this office units located?
The property is located at 220 Willow St Fort Collins, CO.
What is the asking price?
The asking price for this property is $394,000.
What are key features of this property?
This property features: Prime location just north of Old Town; Near North College Ave and the Poudre River Trail; Urban convenience
