Secured Highway
For Sale
Contact for pricing
23295 US-85, La Salle, CO 80645
Fenced industrial facility with offices, showroom, service bays, and a secured yard for equipment and material storage.
Property Size9,200 SF
Lot Size8.38 Acres
Price / SF$279.35
Days on Market162
Property Features for 23295 US-85
General Information
Standard status
Active
Size
9,200 SF
Lot size
8.38 Acres
Property subtype
Industrial
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Clear Height
18 ft
Warehouse Space
9,200 SF
Power
400 amps
Voltage
240 V
Three-Phase Power
Yes
Amenities
employee break room
Building Details
Year Built
2008
Listing Agency:
Ironstone
Listed By:
Paul Presberg · License #CO FA100091787
Source:
Crexi
Added: Mar 23
Changed: Aug 29
Last Checked: Aug 29 at 4:39PM
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 Ironstone
Investment Insights
Based on property information with market context.
This 9,200 SF warehouse sits on approximately 8.38 acres and combines operational, office, and customer-facing areas. The building includes a seven-door service garage, dedicated office space, an employee break room, showroom access from a paved parking lot, and a fenced mezzanine. Interior features include 13’6” overhead bay doors, 18’ clear height, efficient radiant heat, built-in compressed air lines, and floor drains throughout.
The site is positioned along US-85 and has a fully fenced, lockable, well-lit perimeter. Irrigated grounds, on-site well heads, and electrical service throughout the yard support outdoor storage, fleet parking, and material staging. The property is located near Greeley, Johnstown, Platteville, and La Salle, providing access to regional markets in Weld County. The building was constructed in 2008.
The site is positioned along US-85 and has a fully fenced, lockable, well-lit perimeter. Irrigated grounds, on-site well heads, and electrical service throughout the yard support outdoor storage, fleet parking, and material staging. The property is located near Greeley, Johnstown, Platteville, and La Salle, providing access to regional markets in Weld County. The building was constructed in 2008.
Key Highlights
- ±8.38‑acre secured industrial site along US‑85
- ±9,200 SF warehouse constructed in 2008
- Seven‑door service garage with 13’6” overhead bay doors
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
$102,624
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
3.99%
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%
$2,052,480
$2.1M
Cap Rate 7%
$1,466,057
$1.5M
Cap Rate 9%
$1,140,267
$1.1M
Market Conditions
NOI Build-Up for 9,200 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
$131.4K $14.28/SF
− Vacancy
−$10.6K −$1.16/SF
EGI
$120.7K $13.12/SF
− OpEx
−$18.1K −$1.97/SF
NOI
$102.6K $11.15/SF
Area
Weld County, CO
Vacancy
8.10%
Lease Rate
$14.28 /SF/Yr
Expense Ratio
15.00%
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%
$2,052,480
Cap Rate 7%
$1,466,057
Cap Rate 9%
$1,140,267
Alternative Uses
Best Use
Warehouse
$1.47M
$1.28M – $1.71M
NOI $102,624 @ 7.0% cap · market cap 3.99%
Second Best
Industrial
$1.17M
$1.03M – $1.37M
NOI $82,029 @ 7.0% cap · market cap 3.19%
Theoretical Best
Office B
$1.68M
$1.47M – $1.96M
NOI $117,369 @ 7.0% cap · market cap 4.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
18 ft
Clear height
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
14
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 80645, CO
4,245
Population
1,774
Households
2.4
Avg Household Size
38
Median Age
22%
College-Educated
89%
High-School Grad
92.7 sq mi
ZIP Area
46
Density / Sq Mi
$84,327
Median Household Income
$41,765
Median Earnings
$1,248
Median Rent
$404,300
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Fenced industrial facility with offices, showroom, service bays, and a secured yard for equipment and material storage.
Where is this warehouse located?
The property is located at 23295 US-85 La Salle, CO.
What is the asking price?
The asking price for this property is $2,570,000.
What are key features of this property?
This property features: ±8.38‑acre secured industrial site along US‑85; ±9,200 SF warehouse constructed in 2008; Seven‑door service garage with 13’6” overhead bay doors
