Mixed-Use Investment in Red
For Sale
$1,650,000
137 County Road 67A, Red Feather Lakes, CO 80545
Mixed-use property with grocery store, residential units, and income potential.
Property Size6,600 SF
Lot Size1.43 Acres
Days on Market152
Property Features for 137 County Road 67A
General Information
Standard status
Active
Size
6,600 SF
Lot size
1.43 Acres
Property subtype
Commercial
Building Details
Building Size
6,600 SF
Year Built
1969
Listing Agency:
Colorado Commercial, Ltd
(970) 236-2322
Listed By:
Jerry Chilson · License #040036158
(970) 236-2322
Source:
Elliman
Added: Apr 1
Changed: Aug 26
Last Checked: Aug 29 at 10:49AM
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 Colorado Commercial, Ltd
Investment Insights
Based on property information with market context.
This mixed-use investment opportunity is located in Red Feather Lakes on a 1.43 acre site. The property features a grocery store business, multiple residential units, and additional income-producing buildings. The grocery store has been established for many years and includes a liquor license (beer and liquor) to be transferred with the sale. There are multiple income streams from retail, residential, and ancillary tenants. Fuel is stored in four 500-gallon above-ground tanks piped to two separate pumps. The property also includes four residential units providing rental income. There is potential to increase below-market rents. The location benefits from a loyal customer base and tourist income.
Key Highlights
- Established grocery store with year‑round sales and liquor license included.
- Multiple income streams from retail, residential, and ancillary tenants.
- Four residential units providing stable rental income.
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
$71,087
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
4.31%
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%
$1,421,740
$1.4M
Cap Rate 7%
$1,015,529
$1.0M
Cap Rate 9%
$789,856
$789.9K
Market Conditions
NOI Build-Up for 6,600 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
$97.6K $14.79/SF
− Vacancy
−$2.8K −$0.43/SF
EGI
$94.8K $14.36/SF
− OpEx
−$23.7K −$3.59/SF
NOI
$71.1K $10.77/SF
Area
Larimer County, CO
Vacancy
2.90%
Lease Rate
$14.79 /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%
$1,421,740
Cap Rate 7%
$1,015,529
Cap Rate 9%
$789,856
Alternative Uses
Best Use
Specialty Retail
$1.02M
$888.6K – $1.18M
NOI $71,087 @ 7.0% cap · market cap 4.31%
Second Best
Retail
$824.9K
$721.8K – $962.4K
NOI $57,746 @ 7.0% cap · market cap 3.50%
Theoretical Best
Office A
$1.77M
$1.55M – $2.07M
NOI $124,008 @ 7.0% cap · market cap 7.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
32
Businesses Nearby
Explore this area
Business Placement
Demographics for 80545, CO
1,051
Population
1,837
Households
0.6
Avg Household Size
59
Median Age
34%
College-Educated
96%
High-School Grad
285.2 sq mi
ZIP Area
4
Density / Sq Mi
$91,500
Median Household Income
$31,339
Median Earnings
$399,100
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with grocery store, residential units, and income potential.
Where is this mixed-use property located?
The property is located at 137 County Road 67A Red Feather Lakes, CO.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Established grocery store with year‑round sales and liquor license included.; Multiple income streams from retail, residential, and ancillary tenants.; Four residential units providing stable rental income.
