Garage Condo in Lyons Business
For Sale
$249,000
13782 E I25 Frontage Road #A11, Longmont, CO 80504
Well-equipped garage condo ideal for storage, business, or light industry.
Property Size875 SF
Lot Size0.02 Acres
Price / SF$284.57
Days on Market203
Property Features for 13782 E I25 Frontage Road #A11
General Information
Standard status
Active
Size
875 SF
Lot size
0.02 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$5,957
Amenities
Membrane Roof
Building Details
Year Built
2017
Listing Agency:
EXIT REALTY DTC, CHERRY CREEK, PIKES PEAK.
(303) 790-7200
Listed By:
VAN MORGAN · License #100073040
(720) 545-8237
Source:
Corcoran
Added: Feb 13
Changed: Sep 3
Last Checked: Sep 4 at 9:17AM
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 EXIT REALTY DTC, CHERRY CREEK, PIKES PEAK.
Investment Insights
Based on property information with market context.
A garage condo is available within the Lyons 66 Business Park, suitable for storage, small businesses, or light industrial operations. The unit features a large overhead garage door with an opener. It is equipped with 208V single-phase power with 100-amp service, and 3-phase power is also available. The unit is fully insulated. A 3/4 bathroom is included for convenience. The owner has added a mezzanine, providing over 300 square feet of additional usable space, which is removable. The property has shared and metered water and power, including roof-mounted solar panels to help offset electric bills. The property offers access to I-25 and Highway 66. The unit size is 875 square feet.
Key Highlights
- Highly sought‑after location in Lyons 66 Business Park with easy access to I‑25 and Highway 66.
- Mezzanine providing over 300 square feet of additional usable space.
- 208V single‑phase power with 100‑amp service; 3‑phase power available.
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
$7,802
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
3.13%
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%
$156,040
$156.0K
Cap Rate 7%
$111,457
$111.5K
Cap Rate 9%
$86,689
$86.7K
Market Conditions
NOI Build-Up for 875 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
$12.1K $13.80/SF
− Vacancy
−$930 −$1.06/SF
EGI
$11.1K $12.74/SF
− OpEx
−$3.3K −$3.82/SF
NOI
$7.8K $8.92/SF
Area
Weld County, CO
Vacancy
7.70%
Lease Rate
$13.80 /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%
$156,040
Cap Rate 7%
$111,457
Cap Rate 9%
$86,689
Alternative Uses
Best Use
Industrial
$111.5K
$97.5K – $130.0K
NOI $7,802 @ 7.0% cap · market cap 3.13%
Second Best
Flex RnD
$103.5K
$90.6K – $120.7K
NOI $7,244 @ 7.0% cap · market cap 2.91%
Theoretical Best
Office B
$159.5K
$139.5K – $186.1K
NOI $11,163 @ 7.0% cap · market cap 4.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
237
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 80504, CO
60,183
Population
23,359
Households
2.6
Avg Household Size
38
Median Age
43%
College-Educated
93%
High-School Grad
94.6 sq mi
ZIP Area
636
Density / Sq Mi
$109,671
Median Household Income
$54,317
Median Earnings
$1,895
Median Rent
$556,500
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?
Flex space - Well-equipped garage condo ideal for storage, business, or light industry.
Where is this flex space located?
The property is located at 13782 E I25 Frontage Road #A11 Longmont, CO.
What is the asking price?
The asking price for this property is $249,000.
What are key features of this property?
This property features: Highly sought‑after location in Lyons 66 Business Park with easy access to I‑25 and Highway 66.; Mezzanine providing over 300 square feet of additional usable space.; 208V single‑phase power with 100‑amp service; 3‑phase power available.
