Suite 330 Office with Mountain
For Sale
Contact for pricing
123 N College Ave, Fort Collins, CO 80524
West-facing office suite with large windows, elevator access, and convenient parking through the Mason Parking Structure.
Property Size3,406 SF
Price / SF$240
Days on Market188
Property Features for 123 N College Ave
General Information
Standard status
Active
Size
3,406 SF
Total Parking Spaces
8
Elevators
Yes
Property subtype
OFFICE
Listing Agency:
Cushman & Wakefield | Fort Collins
(970) 267-7727
Listed By:
Aki Palmer · License #040037834
Source:
Moodyscre
Added: Feb 3
Changed: Aug 8
Last Checked: Aug 10 at 9:05AM
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 Cushman & Wakefield | Fort Collins
Investment Insights
Based on property information with market context.
Suite 330 offers a west-facing orientation with expansive mountain views. Large windows throughout the space bring in abundant natural light, supporting a bright, professional work environment.
Located in Downtown Fort Collins within the Opera Galleria, the building is directly connected to the Mason Parking Structure for convenient parking. The suite is served by an elevator for easy day-to-day access, and the offering includes 8 parking passes through the connected structure.
The suite size is 3,406 square feet, making it well suited for office users seeking a naturally lit interior with straightforward building access.
Located in Downtown Fort Collins within the Opera Galleria, the building is directly connected to the Mason Parking Structure for convenient parking. The suite is served by an elevator for easy day-to-day access, and the offering includes 8 parking passes through the connected structure.
The suite size is 3,406 square feet, making it well suited for office users seeking a naturally lit interior with straightforward building access.
Key Highlights
- Suite 330 office with west‑facing mountain views
- 3,406 SF suite with large windows for natural light
- Direct connection to the Mason Parking Structure for convenient parking
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
$47,794
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
5.85%
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%
$955,880
$955.9K
Cap Rate 7%
$682,771
$682.8K
Cap Rate 9%
$531,044
$531.0K
Market Conditions
NOI Build-Up for 3,406 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
$74.8K $21.96/SF
− Vacancy
−$11.1K −$3.25/SF
EGI
$63.7K $18.71/SF
− OpEx
−$15.9K −$4.68/SF
NOI
$47.8K $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%
$955,880
Cap Rate 7%
$682,771
Cap Rate 9%
$531,044
Alternative Uses
Best Use
Office B
$682.8K
$597.4K – $796.6K
NOI $47,794 @ 7.0% cap · market cap 5.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$886.9K
$776.1K – $1.03M
NOI $62,085 @ 7.0% cap · market cap 7.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,541
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 - West-facing office suite with large windows, elevator access, and convenient parking through the Mason Parking Structure.
Where is this office units located?
The property is located at 123 N College Ave Fort Collins, CO.
What is the asking price?
The asking price for this property is $817,440.
What are key features of this property?
This property features: Suite 330 office with west‑facing mountain views; 3,406 SF suite with large windows for natural light; Direct connection to the Mason Parking Structure for convenient parking
