Mixed-Use Corner
New
For Sale
$2,000,000
211-213 Jefferson St, Fort Collins, CO 80524
Corner property combining a restaurant, flexible main-floor commercial space, and second-floor apartments.
Property Size8,000 SF
Price / SF$250
Days on Market3
Property Features for 211-213 Jefferson St
General Information
Standard status
Active
Size
8,000 SF
Building Details
Year Built
1901
Listing Agency:
Group Harmony
(970) 229-0700
Listed By:
Rhett Strom
Source:
Thestrohmangroup
Added: Aug 28
Changed: Aug 29
Last Checked: Aug 29 at 10:37PM
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 Group Harmony
Investment Insights
Based on property information with market context.
This mixed-use property contains 8,000 square feet in a two-story configuration. The second floor is identified for apartments, while the main level includes a flexible office or retail area alongside a restaurant with access to the patio. The property occupies a corner lot and includes on-site parking.
Located at 211-213 Jefferson St in Fort Collins, the property is two blocks from Old Town Square. The site also includes a buildable lot, providing additional flexibility for an owner-user, institutional buyer, or developer evaluating the existing improvements and land together.
Located at 211-213 Jefferson St in Fort Collins, the property is two blocks from Old Town Square. The site also includes a buildable lot, providing additional flexibility for an owner-user, institutional buyer, or developer evaluating the existing improvements and land together.
Key Highlights
- 8,000 square feet in a two‑story mixed‑use property
- Second‑floor apartments with main‑floor office or retail area
- Restaurant space opens to a patio on the corner lot
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
$137,520
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
6.88%
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%
$2,750,400
$2.8M
Cap Rate 7%
$1,964,571
$2.0M
Cap Rate 9%
$1,528,000
$1.5M
Market Conditions
NOI Build-Up for 8,000 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
$192.0K $24.00/SF
− Vacancy
−$8.6K −$1.08/SF
EGI
$183.4K $22.92/SF
− OpEx
−$45.8K −$5.73/SF
NOI
$137.5K $17.19/SF
Area
Fort Collins, CO
Vacancy
4.50%
Lease Rate
$24.00 /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%
$2,750,400
Cap Rate 7%
$1,964,571
Cap Rate 9%
$1,528,000
Alternative Uses
Best Use
Specialty Retail
$1.96M
$1.72M – $2.29M
NOI $137,520 @ 7.0% cap · market cap 6.88%
Second Best
Retail
$1.72M
$1.51M – $2.01M
NOI $120,658 @ 7.0% cap · market cap 6.03%
Theoretical Best
Office A
$2.08M
$1.82M – $2.43M
NOI $145,824 @ 7.0% cap · market cap 7.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
3,373
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Corner property combining a restaurant, flexible main-floor commercial space, and second-floor apartments.
Where is this mixed-use property located?
The property is located at 211-213 Jefferson St Fort Collins, CO.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: 8,000 square feet in a two‑story mixed‑use property; Second‑floor apartments with main‑floor office or retail area; Restaurant space opens to a patio on the corner lot
