LaPorte Restaurant and Retail
For Sale
$430,000
3300 N Highway 287, Laporte, CO 80535
Restaurant and retail space for sale in LaPorte.
Property Size2,176 SF
Lot Size0.19 Acres
Price / SF$197.61
Days on Market473
Property Features for 3300 N Highway 287
General Information
Standard status
Active
Size
2,176 SF
Lot size
0.19 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$6,997
Amenities
Central air
Central Air Cooling
Composition Roof
Forced Air Heating
Level
Level Lot
Paved
Paved Parking
Building Details
Year Built
1960
Listing Agency:
RE/MAX ALLIANCE-FTC SOUTH
(970) 226-3990
Listed By:
MIN MEISEL · License #100009924
Source:
Corcoran
Added: Apr 23, 2025
Changed: Aug 8
Last Checked: Aug 8 at 1:37PM
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 ALLIANCE-FTC SOUTH
Investment Insights
Based on property information with market context.
This property features a restaurant business and additional retail space, located in downtown LaPorte. The restaurant, situated at 3300 HWY 287, encompasses 1886 square feet and includes a large bar/counter area, a kitchen equipped with a hood and large wash-sink, a walk-in cooler, a storage area, and two bathrooms. The property benefits from high visibility and convenient access to Fort Collins. Additionally, 3304 HWY 287 is a 290 square foot space currently leased to a tattoo shop, which includes two sinks and a small bathroom. The property is positioned on a busy corner next to a Shell gas station, just east of Overland Trail and Old Hwy 287.
Key Highlights
- High visibility location in Downtown LaPorte
- Restaurant business included in the sale
- Restaurant has a large bar/counter, kitchen with hood, walk‑in cooler, and storage
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
$23,437
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
5.45%
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%
$468,740
$468.7K
Cap Rate 7%
$334,814
$334.8K
Cap Rate 9%
$260,411
$260.4K
Market Conditions
NOI Build-Up for 2,176 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
$32.2K $14.79/SF
− Vacancy
−$933 −$0.43/SF
EGI
$31.2K $14.36/SF
− OpEx
−$7.8K −$3.59/SF
NOI
$23.4K $10.77/SF
Area
Larimer County, CO
Vacancy
2.90%
Lease Rate
$14.79 /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%
$468,740
Cap Rate 7%
$334,814
Cap Rate 9%
$260,411
Alternative Uses
Best Use
Specialty Retail
$334.8K
$293.0K – $390.6K
NOI $23,437 @ 7.0% cap · market cap 5.45%
Second Best
Retail
$272.0K
$238.0K – $317.3K
NOI $19,039 @ 7.0% cap · market cap 4.43%
Theoretical Best
Office A
$584.1K
$511.1K – $681.4K
NOI $40,885 @ 7.0% cap · market cap 9.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
67
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 80535, CO
2,543
Population
1,079
Households
2.4
Avg Household Size
46
Median Age
43%
College-Educated
95%
High-School Grad
56.6 sq mi
ZIP Area
45
Density / Sq Mi
$98,056
Median Household Income
$53,585
Median Earnings
$1,099
Median Rent
$391,500
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Restaurant - Restaurant and retail space for sale in LaPorte.
Where is this restaurant located?
The property is located at 3300 N Highway 287 Laporte, CO.
What is the asking price?
The asking price for this property is $430,000.
What are key features of this property?
This property features: High visibility location in Downtown LaPorte; Restaurant business included in the sale; Restaurant has a large bar/counter, kitchen with hood, walk‑in cooler, and storage
