Building Details

Year Built 1962

Listing Agency: Commercial RE & Trust LLC c***@creandtt.com Show Phone

Listed By: CHRIS PENNER

Source: Corcoran

Added: Apr 7 Changed: Aug 27 Last Checked: Aug 29 at 7:01AM

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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 Commercial RE & Trust LLC

Investment Insights

Based on property information with market context.

This commercial property, suitable for owner-operators, investments, or redevelopment, is available for sale or lease in a prime Laporte location. Zoned Commercial Neighborhood, the property features a 1,500-square-foot building situated on a 12,255-square-foot lot, offering ample parking and expansion possibilities. The building has a 50x30 rectangular layout with alley access. Excellent visibility and signage opportunities are available on Main Street / Hwy 54G. The property is suitable for various uses, including retail, nursery wholesale, healthcare, garden supply, animal services, lodging, food and beverage, office, personal services, and auto services sales. Lease options are available at a rate of $13.00 per square foot, NNN, plus $5.89. Owner financing is available with approved credit.

Key Highlights

• Prime commercial location on Main Street / Hwy 54G with excellent visibility and signage opportunity.
• Large 12,255 sf lot with ample parking and build‑site for expansion.
• Versatile Commercial Neighborhood zoning allows for a wide range of uses (Retail, Healthcare, Food Beverage, etc.).

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

$13,124

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

4.05%

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%

$262,480 $262.5K

Cap Rate 7%

$187,486 $187.5K

Cap Rate 9%

$145,822 $145.8K

Market Conditions

NOI Build-Up for 1,500 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

$20.2K $13.44/SF

− Vacancy

−$1.4K −$0.94/SF

EGI

$18.7K $12.50/SF

− OpEx

−$5.6K −$3.75/SF

NOI

$13.1K $8.75/SF

Area

Larimer County, CO

Vacancy

7.00%

Lease Rate

$13.44 /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%

$262,480

Cap Rate 7%

$187,486

Cap Rate 9%

$145,822

Alternative Uses

Best Use

Retail

$187.5K

$164.1K – $218.7K (±1% cap)

NOI $13,124 @ 7.0% cap · market cap 4.05%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$402.6K

$352.3K – $469.7K (±1% cap)

NOI $28,184 @ 7.0% cap · market cap 8.70%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Mountain Lion Garden ... Factory

Suggested Use

Top Pick Real Estate Agency Building Supply HVAC Service Storage Facility Grocery & Convenience Store (Bike/Boat/Book/etc) Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

125

Businesses Nearby

Explore this area Business Placement

Demographics for 80535, CO

2,543

Population

1,079

Households

2.4

Avg Household Size

46

Median Age

43%

College-Educated

95%

High-School Grad

56.6 sq mi

ZIP Area

45

Density / Sq Mi

$98,056

Median Household Income

$53,585

Median Earnings

$1,099

Median Rent

$391,500

Median Home Value

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Retail space - Commercial building for sale or lease in prime location.

Where is this retail space located?

The property is located at 3212 W County Road 54g Laporte, CO.

What is the asking price?

The asking price for this property is $324,000.

What are key features of this property?

This property features: Prime commercial location on Main Street / Hwy 54G with excellent visibility and signage opportunity.; Large 12,255 sf lot with ample parking and build‑site for expansion.; Versatile Commercial Neighborhood zoning allows for a wide range of uses (Retail, Healthcare, Food Beverage, etc.).