Office and Warehouse with
For Sale
$2,275,000
102 Rome Ct B, Fort Collins, CO 80524
Office and warehouse on 1+ acre with expansion potential.
Property Size9,840 SF
Lot Size1.01 Acres
Days on Market267
Property Features for 102 Rome Ct B
General Information
Standard status
Active
Size
9,840 SF
Lot size
1.01 Acres
Property subtype
Industrial
Taxes and HOA fees
Annual Taxes
$40,416
Building Details
Building Size
9,840 SF
Year Built
1999
Listing Agency:
WayPoint Real Estate
(970) 294-5331
Listed By:
Jake Arnold · License #FA100046816
(970) 294-5331
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 13
Last Checked: Aug 21 at 12:08PM
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.
The property features multiple spacious open work areas, four private offices, private restrooms, and multiple storage rooms, including a utility/server room, a large kitchenette, and two wash areas. The warehouse includes a 12' overhead door and 240V, 3-phase electrical service. It is equipped with Cat 5 ethernet and wireless connectivity, four rooftop HVAC units, LED lighting, a fire sprinkler system, and an alarm system with door and motion sensors. The property has 33 dedicated parking spaces and an inground landscaping sprinkler system. Situated on 1.015 acres, the property offers future expansion potential of 4,320 square feet.
Key Highlights
- 1.015 acre lot with potential for future expansion of 4,320 SF
- Large warehouse with 12' overhead door and 240V, 3‑phase electrical service
- Multiple spacious open work areas and 4 private offices
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
$138,079
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
6.07%
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%
$2,761,580
$2.8M
Cap Rate 7%
$1,972,557
$2.0M
Cap Rate 9%
$1,534,211
$1.5M
Market Conditions
NOI Build-Up for 9,840 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
$216.1K $21.96/SF
− Vacancy
−$32.0K −$3.25/SF
EGI
$184.1K $18.71/SF
− OpEx
−$46.0K −$4.68/SF
NOI
$138.1K $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%
$2,761,580
Cap Rate 7%
$1,972,557
Cap Rate 9%
$1,534,211
Alternative Uses
Best Use
Office B
$1.97M
$1.73M – $2.30M
NOI $138,079 @ 7.0% cap · market cap 6.07%
Second Best
Warehouse
$1.72M
$1.50M – $2.00M
NOI $120,191 @ 7.0% cap · market cap 5.28%
Theoretical Best
Office A
$2.56M
$2.24M – $2.99M
NOI $179,364 @ 7.0% cap · market cap 7.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
28
Businesses Nearby
Well-served
Demand for This Use
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?
Warehouse - Office and warehouse on 1+ acre with expansion potential.
Where is this warehouse located?
The property is located at 102 Rome Ct B Fort Collins, CO.
What is the asking price?
The asking price for this property is $2,275,000.
What are key features of this property?
This property features: 1.015 acre lot with potential for future expansion of 4,320 SF; Large warehouse with 12' overhead door and **240V, 3‑phase electrical service**; Multiple spacious open work areas and 4 private offices
