Mixed-Use Property with Retail
For Sale
Contact for pricing
200 S College Ave, Fort Collins, CO 80524
Four commercial units combine established retail occupancy with flexible office space and modern build-outs.
Property Size11,002 SF
Price / SF$268.13
Days on Market13
Property Features for 200 S College Ave
General Information
Standard status
Active
Size
11,002 SF
Property subtype
RETAIL
Additional Details
Office Units
2
Building Details
Tenancy
Multi
Listing Agency:
Commercial Real Estate Brokers
(970) 420-1891
Listed By:
Patty Spencer · License #ER.040017338
(970) 420-1891
Source:
Moodyscre
Added: Aug 10
Changed: Aug 15
Last Checked: Aug 21 at 6:33AM
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 Commercial Real Estate Brokers
Investment Insights
Based on property information with market context.
The commercial portion of South College Lofts includes 11,002 square feet arranged across two retail units and two office units. The retail spaces have long-term tenants, while the office suites feature modern, functional build-outs and additional storage. The configuration also provides capacity to accommodate additional office users.
The property is located at 200 S College Ave in Downtown Fort Collins, placing the commercial units along South College Avenue within the downtown area.
The property is located at 200 S College Ave in Downtown Fort Collins, placing the commercial units along South College Avenue within the downtown area.
Key Highlights
- 11,002 square feet of commercial space
- Two (2) retail units with long‑term tenants
- Two (2) office units with modern, functional build‑outs
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
$165,934
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
5.62%
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%
$3,318,680
$3.3M
Cap Rate 7%
$2,370,486
$2.4M
Cap Rate 9%
$1,843,711
$1.8M
Market Conditions
NOI Build-Up for 11,002 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
$249.5K $22.68/SF
− Vacancy
−$12.5K −$1.13/SF
EGI
$237.0K $21.55/SF
− OpEx
−$71.1K −$6.46/SF
NOI
$165.9K $15.08/SF
Area
Fort Collins, CO
Vacancy
5.00%
Lease Rate
$22.68 /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%
$3,318,680
Cap Rate 7%
$2,370,486
Cap Rate 9%
$1,843,711
Alternative Uses
Best Use
Retail
$2.37M
$2.07M – $2.77M
NOI $165,934 @ 7.0% cap · market cap 5.62%
Second Best
Mixed Use
$2.24M
$1.96M – $2.61M
NOI $156,469 @ 7.0% cap · market cap 5.30%
Theoretical Best
Office A
$2.86M
$2.51M – $3.34M
NOI $200,544 @ 7.0% cap · market cap 6.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
3,687
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
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Four commercial units combine established retail occupancy with flexible office space and modern build-outs.
Where is this mixed-use property located?
The property is located at 200 S College Ave Fort Collins, CO.
What is the asking price?
The asking price for this property is $2,950,000.
What are key features of this property?
This property features: 11,002 square feet of commercial space; Two (2) retail units with long‑term tenants; Two (2) office units with modern, functional build‑outs
