Freestanding Office Building with
For Sale
Contact for pricing
3540 John F Kennedy Pkwy, Fort Collins, CO 80525
Free-standing office building with flexible layout that can split into up to four units, plus elevator and restrooms on multiple floors.
Property Size18,072 SF
Price / SF$199.98
Days on Market982
Property Features for 3540 John F Kennedy Pkwy
General Information
Standard status
Active
Size
18,072 SF
Property subtype
OFFICE
Amenities
elevator
multiple building signage opportunities
walkable retail
lunch options
transportation amenities
Building Details
Stories
2
Listing Agency:
Cushman & Wakefield | Fort Collins
(970) 776-3900
Listed By:
Jason Ells · License #FA.040024170
(970) 231-7513
Source:
Moodyscre
Added: Jan 9, 2024
Changed: Sep 13
Last Checked: Sep 16 at 8:40PM
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.
This professional, free-standing office building has been owner occupied for the last 15 years and is described as being in terrific condition. The interior offers a flexible configuration and can be divided into as many as four units, with two units upstairs and two units downstairs. An elevator is located in the lobby, and restroom banks are available on both the main floor and the second floor.
The property provides parking at a ratio of 4 spaces per 1,000 square feet and includes multiple opportunities for building signage. It is located adjacent to Foothills Mall, the Square Shopping Center, and Fort Collins Marketplace, with walkable retail, lunch, and transportation amenities nearby.
For a buyer or tenant seeking a versatile office setup, the building’s multi-unit potential and functional access points—including elevator service and restrooms on two levels—support a range of office configurations.
The property provides parking at a ratio of 4 spaces per 1,000 square feet and includes multiple opportunities for building signage. It is located adjacent to Foothills Mall, the Square Shopping Center, and Fort Collins Marketplace, with walkable retail, lunch, and transportation amenities nearby.
For a buyer or tenant seeking a versatile office setup, the building’s multi-unit potential and functional access points—including elevator service and restrooms on two levels—support a range of office configurations.
Key Highlights
- Free‑standing office building with flexible interior that can split into as many as 4 units (2 up, 2 down)
- Elevator in the lobby plus restroom banks on both the main floor and 2nd floor
- Parking ratio of 4 per 1,000 SF for convenient on‑site 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
$253,594
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
7.02%
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%
$5,071,880
$5.1M
Cap Rate 7%
$3,622,771
$3.6M
Cap Rate 9%
$2,817,711
$2.8M
Market Conditions
NOI Build-Up for 18,072 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
$396.9K $21.96/SF
− Vacancy
−$58.7K −$3.25/SF
EGI
$338.1K $18.71/SF
− OpEx
−$84.5K −$4.68/SF
NOI
$253.6K $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%
$5,071,880
Cap Rate 7%
$3,622,771
Cap Rate 9%
$2,817,711
Alternative Uses
Best Use
Office B
$3.62M
$3.17M – $4.23M
NOI $253,594 @ 7.0% cap · market cap 7.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.71M
$4.12M – $5.49M
NOI $329,416 @ 7.0% cap · market cap 9.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
2,074
Businesses Nearby
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Business Placement
Demographics for 80525, CO
55,901
Population
25,144
Households
2.2
Avg Household Size
37
Median Age
59%
College-Educated
98%
High-School Grad
23.4 sq mi
ZIP Area
2,389
Density / Sq Mi
$93,349
Median Household Income
$48,876
Median Earnings
$1,744
Median Rent
$563,100
Median Home Value
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office units - Free-standing office building with flexible layout that can split into up to four units, plus elevator and restrooms on multiple floors.
Where is this office units located?
The property is located at 3540 John F Kennedy Pkwy Fort Collins, CO.
What is the asking price?
The asking price for this property is $3,614,000.
What are key features of this property?
This property features: Free‑standing office building with flexible interior that can split into as many as 4 units (2 up, 2 down); Elevator in the lobby plus restroom banks on both the main floor and 2nd floor; Parking ratio of 4 per 1,000 SF for convenient on‑site parking
