Architecturally Distinct Office
For Sale
$900,000
2502 Abarr Drive, Loveland, CO 80538
Exceptional office building with Lake Loveland views and ample parking.
Property Size2,700 SF
Lot Size0.33 Acres
Price / SF$333.33
Days on Market190
Property Features for 2502 Abarr Drive
General Information
Standard status
Active
Size
2,700 SF
Lot size
0.33 Acres
Property subtype
Commercial/Industrial
Taxes and HOA fees
Annual Taxes
$16,450
Building Details
Year Built
1980
Listing Agency:
Resident Realty North Metro LLC
(720) 933-8669
Listed By:
Tony Thurman · License #40021874
(720) 933-8669
Source:
Exitrealty
Added: Feb 17
Changed: Aug 25
Last Checked: Aug 26 at 7:00AM
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 Resident Realty North Metro LLC
Investment Insights
Based on property information with market context.
This 2,700 sq ft office building is situated on a landscaped 1/3-acre lot and offers views of Lake Loveland. Designed by an apprentice of Frank Lloyd Wright, the property combines architectural distinction with functionality. The building is located with exposure to over 20,000 vehicles per day. The interior features five exam rooms or private offices, a large executive office, and an expansive reception and waiting area. Recent upgrades include a newer stucco exterior and roof, updated carpeting and modernized bathrooms, upgraded electrical and plumbing systems, and a freshly repaved private parking lot with 30 spaces. The move-in-ready space is suitable for medical, professional, or business office use.
Key Highlights
- Stunning views of Lake Loveland on a beautifully landscaped 1/3‑acre lot
- High‑visibility location with exposure to over 20,000 vehicles per day
- Move‑in‑ready 2,700 sq ft space suitable for medical, professional, or business office use
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
$38,941
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
4.33%
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%
$778,820
$778.8K
Cap Rate 7%
$556,300
$556.3K
Cap Rate 9%
$432,678
$432.7K
Market Conditions
NOI Build-Up for 2,700 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
$68.0K $25.17/SF
− Vacancy
−$3.1K −$1.13/SF
EGI
$64.9K $24.04/SF
− OpEx
−$26.0K −$9.61/SF
NOI
$38.9K $14.42/SF
Area
Larimer County, CO
Vacancy
4.50%
Lease Rate
$25.17 /SF/Yr
Expense Ratio
40.00%
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%
$778,820
Cap Rate 7%
$556,300
Cap Rate 9%
$432,678
Alternative Uses
Best Use
Healthcare Medical
$556.3K
$486.8K – $649.0K
NOI $38,941 @ 7.0% cap · market cap 4.33%
Second Best
Office B
$546.8K
$478.4K – $637.9K
NOI $38,274 @ 7.0% cap · market cap 4.25%
Theoretical Best
Office A
$724.7K
$634.1K – $845.5K
NOI $50,731 @ 7.0% cap · market cap 5.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
491
Businesses Nearby
Explore this area
Business Placement
Demographics for 80538, CO
49,084
Population
21,923
Households
2.2
Avg Household Size
43
Median Age
42%
College-Educated
96%
High-School Grad
102.2 sq mi
ZIP Area
480
Density / Sq Mi
$85,057
Median Household Income
$49,074
Median Earnings
$1,730
Median Rent
$472,200
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?
Office building - Exceptional office building with Lake Loveland views and ample parking.
Where is this office building located?
The property is located at 2502 Abarr Drive Loveland, CO.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: Stunning views of Lake Loveland on a beautifully landscaped 1/3‑acre lot; High‑visibility location with exposure to over 20,000 vehicles per day; Move‑in‑ready 2,700 sq ft space suitable for medical, professional, or business office use
