26-Unit Self Storage
For Sale
$999,000
2780 Acre Lane, Steamboat Springs, CO 80487
Commercially zoned storage property with an on-site building and access from a publicly maintained road.
Property Size2,450 SF
Lot Size0.85 Acres
Price / SF$407.76
Days on Market1330
Property Features for 2780 Acre Lane
General Information
Standard status
Active
Size
2,450 SF
Total Parking Spaces
8
Lot size
0.85 Acres
Property subtype
Commercial
Zoning
Commercial
Additional Details
Business Included
Yes
Road Access
Yes
Self-Storage Units
26
Building Details
Building Size
2,450 SF
Year Built
1979
Stories
1
Units
26
Listing Agency:
Steamboat Sotheby's International Realty
(970) 879-8100
Listed By:
Andrew Zopf · License #100067930
Source:
Steamboatmountainrealestate
Added: Jan 8, 2023
Changed: Aug 29
Last Checked: Aug 29 at 4:11PM
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 Steamboat Sotheby's International Realty
Investment Insights
Based on property information with market context.
This self-storage property includes 26 storage units and a 2,450-square-foot building on a 0.85-acre parcel. The improvements date to 1979, and the site is designated Commercial under the stated zoning information.
The property occupies the end of a publicly maintained road at 2780 Acre Lane in Steamboat Springs, Colorado. Its combination of storage units, building area, acreage, and commercial zoning provides a straightforward physical configuration for a self-storage asset.
The property occupies the end of a publicly maintained road at 2780 Acre Lane in Steamboat Springs, Colorado. Its combination of storage units, building area, acreage, and commercial zoning provides a straightforward physical configuration for a self-storage asset.
Key Highlights
- 26 storage units included
- 2,450‑square‑foot building
- 0.85‑acre property
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
$68,593
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
6.87%
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%
$1,371,860
$1.4M
Cap Rate 7%
$979,900
$979.9K
Cap Rate 9%
$762,144
$762.1K
Market Conditions
NOI Build-Up for 2,450 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
$85.8K $35.04/SF
− Vacancy
−$5.2K −$2.10/SF
EGI
$80.7K $32.94/SF
− OpEx
−$12.1K −$4.94/SF
NOI
$68.6K $28.00/SF
Area
Routt County, CO
Vacancy
6.00%
Lease Rate
$35.04 /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%
$1,371,860
Cap Rate 7%
$979,900
Cap Rate 9%
$762,144
Alternative Uses
Best Use
Warehouse
$979.9K
$857.4K – $1.14M
NOI $68,593 @ 7.0% cap · market cap 6.87%
Second Best
Self Storage
$328.1K
$287.1K – $382.8K
NOI $22,967 @ 7.0% cap · market cap 2.30%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
488
Businesses Nearby
Explore this area
Business Placement
Demographics for 80487, CO
18,209
Population
13,231
Households
1.4
Avg Household Size
42
Median Age
57%
College-Educated
97%
High-School Grad
795.8 sq mi
ZIP Area
23
Density / Sq Mi
$106,837
Median Household Income
$50,551
Median Earnings
$1,927
Median Rent
$915,900
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Self storage facility - Commercially zoned storage property with an on-site building and access from a publicly maintained road.
Where is this self storage facility located?
The property is located at 2780 Acre Lane Steamboat Springs, CO.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: 26 storage units included; 2,450‑square‑foot building; 0.85‑acre property
