Three-Level Office
For Sale
$1,427,000
1312 S College Ave, Fort Collins, CO 80524
Built in 1921, the property offers six private offices with shared common areas for professional occupancy.
Property Size4,558 SF
Price / SF$313.08
Days on Market15
Property Features for 1312 S College Ave
General Information
Standard status
Active
Size
4,558 SF
Building Details
Year Built
1921
Buildings
1
Stories
3
Listing Agency:
Cushman & Wakefield
Listed By:
Nate Heckel · License #FA.040037901
(970) 412-0225
Source:
Thestrohmangroup
Added: Sep 4
Changed: Sep 17
Last Checked: Sep 17 at 5:52AM
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
Investment Insights
Based on property information with market context.
This 4558-square-foot office building was constructed in 1921 and spans three levels. The interior includes six private offices along with shared common areas, creating a defined professional layout within a distinctive older building. The configuration provides multiple work areas without relying on a single open-plan floorplate.
Located at 1312 S College Ave in Fort Collins, the property sits near the edge of Old Town. Its established setting and multi-level design give the building a characterful office presence while retaining practical workspace features. The property is offered for sale and is classified as an office building.
Located at 1312 S College Ave in Fort Collins, the property sits near the edge of Old Town. Its established setting and multi-level design give the building a characterful office presence while retaining practical workspace features. The property is offered for sale and is classified as an office building.
Key Highlights
- 4558 SF office building constructed in 1921
- Three‑level office configuration
- Six private offices
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
$63,960
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
4.48%
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%
$1,279,200
$1.3M
Cap Rate 7%
$913,714
$913.7K
Cap Rate 9%
$710,667
$710.7K
Market Conditions
NOI Build-Up for 4,558 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
$100.1K $21.96/SF
− Vacancy
−$14.8K −$3.25/SF
EGI
$85.3K $18.71/SF
− OpEx
−$21.3K −$4.68/SF
NOI
$64.0K $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%
$1,279,200
Cap Rate 7%
$913,714
Cap Rate 9%
$710,667
Alternative Uses
Best Use
Office B
$913.7K
$799.5K – $1.07M
NOI $63,960 @ 7.0% cap · market cap 4.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.19M
$1.04M – $1.38M
NOI $83,083 @ 7.0% cap · market cap 5.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,184
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
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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 building - Built in 1921, the property offers six private offices with shared common areas for professional occupancy.
Where is this office building located?
The property is located at 1312 S College Ave Fort Collins, CO.
What is the asking price?
The asking price for this property is $1,427,000.
What are key features of this property?
This property features: 4558 SF office building constructed in 1921; Three‑level office configuration; Six private offices
