Retail Storefront with Monument
For Sale
$1,383,870
2108 Midpoint Drive, Fort Collins, CO 80525
Retail storefront with monument signage and ample parking near I-25 and the downtown business district.
Property Size8,008 SF
Price / SF$172.81
Days on Market32
Property Features for 2108 Midpoint Drive
General Information
Standard status
Active
Size
8,008 SF
Property subtype
Office
Additional Details
Highway Access
Yes
Amenities
ample parking
commuting and recreational trails
monument signage
Listing Agency:
The W.W. Reynolds Companies
(970) 372-3846
Listed By:
Pete Kelly · License #EA.100004444
(970) 372-3846
Source:
Cbre
Added: Jul 24
Changed: Aug 23
Last Checked: Aug 23 at 12:39PM
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 The W.W. Reynolds Companies
Investment Insights
Based on property information with market context.
This retail storefront property for sale offers a total of 8,008 square feet, with monument signage available to support brand presence. Ample parking is available for customer access.
Located at 2108 Midpoint Dr in Fort Collins, the property is close to I-25 and the Downtown Business District. It is also described as being about 1 hour from Denver and DIA, with commuting and recreational trails surrounding the area.
Located at 2108 Midpoint Dr in Fort Collins, the property is close to I-25 and the Downtown Business District. It is also described as being about 1 hour from Denver and DIA, with commuting and recreational trails surrounding the area.
Key Highlights
- Retail storefront near I‑25 and the downtown business district
- Monument signage available
- Ample parking 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
$120,778
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
8.73%
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%
$2,415,560
$2.4M
Cap Rate 7%
$1,725,400
$1.7M
Cap Rate 9%
$1,341,978
$1.3M
Market Conditions
NOI Build-Up for 8,008 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
$181.6K $22.68/SF
− Vacancy
−$9.1K −$1.13/SF
EGI
$172.5K $21.55/SF
− OpEx
−$51.8K −$6.46/SF
NOI
$120.8K $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%
$2,415,560
Cap Rate 7%
$1,725,400
Cap Rate 9%
$1,341,978
Alternative Uses
Best Use
Retail
$1.73M
$1.51M – $2.01M
NOI $120,778 @ 7.0% cap · market cap 8.73%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.09M
$1.82M – $2.43M
NOI $145,970 @ 7.0% cap · market cap 10.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
750
Businesses Nearby
Explore this area
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
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail storefront with monument signage and ample parking near I-25 and the downtown business district.
Where is this retail space located?
The property is located at 2108 Midpoint Drive Fort Collins, CO.
What is the asking price?
The asking price for this property is $1,383,870.
What are key features of this property?
This property features: Retail storefront near I‑25 and the downtown business district; Monument signage available; Ample parking available
