NNN Retail/Office
New
For Sale
$1,895,000
125 S Howes St, Fort Collins, CO 80521
First-floor condominium leased to Key Bank within downtown Fort Collins’ 11-story Key Bank Tower.
Property Size6,200 SF
Price / SF$305.65
Days on Market2
Property Features for 125 S Howes St
General Information
Standard status
Active
Size
6,200 SF
Property subtype
Investment
Net Operating Income
$133,100
Financials
Asking Price
$1,895,000
Cap Rate
7%
Additional Details
Floor
1
Building Details
Year Built
1970
Buildings
1
Stories
11
Tenancy
Single
Listing Agency:
Realtec Commercial Real Estate- Fort Collins
(970) 229-9900
Listed By:
Erik Broman · License #FA.100006880
(970) 229-9900
Source:
Elliman
Added: Aug 20
Changed: Aug 21
Last Checked: Aug 21 at 6:11AM
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 Realtec Commercial Real Estate- Fort Collins
Investment Insights
Based on property information with market context.
This first-floor NNN condominium spans 6,200 SF within the 11-story Key Bank Tower at 125 S Howes St in downtown Fort Collins. The retail/office space has been occupied by Key Bank for 30 years, supporting an established single-tenant configuration.
Key Bank has extended its lease through April 2031, with two additional five-year renewal options and contractual rent escalators that extend the stated lease framework through 2041. The property is structured as a triple-net lease, and ownership includes an approximate 12% interest in an adjacent vacant parcel. The building was constructed in 1970.
Key Bank has extended its lease through April 2031, with two additional five-year renewal options and contractual rent escalators that extend the stated lease framework through 2041. The property is structured as a triple-net lease, and ownership includes an approximate 12% interest in an adjacent vacant parcel. The building was constructed in 1970.
Key Highlights
- 6,200 SF first‑floor retail/office condominium
- Key Bank occupancy spanning 30 years
- Lease extended through April 2031
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
$93,510
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
4.93%
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%
$1,870,200
$1.9M
Cap Rate 7%
$1,335,857
$1.3M
Cap Rate 9%
$1,039,000
$1.0M
Market Conditions
NOI Build-Up for 6,200 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
$140.6K $22.68/SF
− Vacancy
−$7.0K −$1.13/SF
EGI
$133.6K $21.55/SF
− OpEx
−$40.1K −$6.46/SF
NOI
$93.5K $15.08/SF
Area
Fort Collins, CO
Vacancy
5.00%
Lease Rate
$22.68 /SF/Yr
Expense Ratio
30.00%
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%
$1,870,200
Cap Rate 7%
$1,335,857
Cap Rate 9%
$1,039,000
Alternative Uses
Best Use
Retail
$1.34M
$1.17M – $1.56M
NOI $93,510 @ 7.0% cap · market cap 4.93%
Second Best
Office B
$1.24M
$1.09M – $1.45M
NOI $87,001 @ 7.0% cap · market cap 4.59%
Theoretical Best
Office A
$1.61M
$1.41M – $1.88M
NOI $113,014 @ 7.0% cap · market cap 5.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
3,563
Businesses Nearby
Explore this area
Business Placement
Demographics for 80521, CO
37,451
Population
15,121
Households
2.5
Avg Household Size
26
Median Age
63%
College-Educated
98%
High-School Grad
14.0 sq mi
ZIP Area
2,675
Density / Sq Mi
$52,679
Median Household Income
$15,918
Median Earnings
$1,412
Median Rent
$541,300
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?
NNN property - First-floor condominium leased to Key Bank within downtown Fort Collins’ 11-story Key Bank Tower.
Where is this nnn property located?
The property is located at 125 S Howes St Fort Collins, CO.
What is the asking price?
The asking price for this property is $1,895,000.
What are key features of this property?
This property features: 6,200 SF first‑floor retail/office condominium; Key Bank occupancy spanning 30 years; Lease extended through April 2031
