Climate-Controlled Storage
For Sale
$189,900
611-360 Rancho Dr, Windsor, CO 80550
Climate-controlled unit with a 12x14 door and opener, located across from an RV wash bay and restrooms.
Property Size960 SF
Price / SF$197.81
Days on Market565
Property Features for 611-360 Rancho Dr
General Information
Standard status
Active
Size
960 SF
Taxes and HOA fees
Annual Taxes
$5,430
Amenities
clubhouse
lounge
restrooms
indoor RV wash bay
RV dump
trash removal
snow removal
onsite caretaker
24/7 video surveillance
24-hour access
climate controlled
12x14 foot door with opener
Listing Agency:
Realty One Group Fourpoints CO
(970) 420-6195
Listed By:
Matthew Powell
(970) 420-6195
Source:
Exprealty
Added: Feb 4, 2025
Changed: Aug 21
Last Checked: Aug 23 at 4:16AM
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 Realty One Group Fourpoints CO
Investment Insights
Based on property information with market context.
This climate-controlled storage unit is configured with a 48x20 building footprint and includes a 12x14 foot door with an opener. The unit is directly across from the facility’s wash bay and restrooms, making day-to-day access convenient.
The Water Valley Vaults grounds are described as well maintained and provide 24-hour access. The facility includes owner clubhouse space with a lounge and restrooms, an indoor RV wash bay with hot water, and an RV dump with fresh water. Additional on-site services noted include trash and snow removal and an on-site caretaker.
Access is supported by secure, 24x7 video surveillance. The unit offers an enclosed option for storing items or running a business or meeting space, subject to the property’s intended use.
The Water Valley Vaults grounds are described as well maintained and provide 24-hour access. The facility includes owner clubhouse space with a lounge and restrooms, an indoor RV wash bay with hot water, and an RV dump with fresh water. Additional on-site services noted include trash and snow removal and an on-site caretaker.
Access is supported by secure, 24x7 video surveillance. The unit offers an enclosed option for storing items or running a business or meeting space, subject to the property’s intended use.
Key Highlights
- 48x20 dimensions with a 12x14‑ft door and opener
- Climate‑controlled unit
- Located directly across from the indoor RV wash bay with hot water
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
$10,709
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
5.64%
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%
$214,180
$214.2K
Cap Rate 7%
$152,986
$153.0K
Cap Rate 9%
$118,989
$119.0K
Market Conditions
NOI Build-Up for 960 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
$13.7K $14.28/SF
− Vacancy
−$1.1K −$1.16/SF
EGI
$12.6K $13.12/SF
− OpEx
−$1.9K −$1.97/SF
NOI
$10.7K $11.15/SF
Area
Weld County, CO
Vacancy
8.10%
Lease Rate
$14.28 /SF/Yr
Expense Ratio
15.00%
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%
$214,180
Cap Rate 7%
$152,986
Cap Rate 9%
$118,989
Alternative Uses
Best Use
Warehouse
$153.0K
$133.9K – $178.5K
NOI $10,709 @ 7.0% cap · market cap 5.64%
Second Best
Self Storage
$5.7K
$5.0K – $6.7K
NOI $401 @ 7.0% cap · market cap 0.21%
Theoretical Best
Office B
$175.0K
$153.1K – $204.1K
NOI $12,247 @ 7.0% cap · market cap 6.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
108
Businesses Nearby
Explore this area
Business Placement
Demographics for 80550, CO
38,909
Population
17,140
Households
2.3
Avg Household Size
36
Median Age
51%
College-Educated
98%
High-School Grad
52.4 sq mi
ZIP Area
743
Density / Sq Mi
$121,487
Median Household Income
$60,940
Median Earnings
$1,791
Median Rent
$538,900
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Self storage facility - Climate-controlled unit with a 12x14 door and opener, located across from an RV wash bay and restrooms.
Where is this self storage facility located?
The property is located at 611-360 Rancho Dr Windsor, CO.
What is the asking price?
The asking price for this property is $189,900.
What are key features of this property?
This property features: 48x20 dimensions with a 12x14‑ft door and opener; Climate‑controlled unit; Located directly across from the indoor RV wash bay with hot water
