Building Details

Year Built 1960

Listing Agency: RE/MAX Alliance-FTC South m***@gmail.com Show Phone

Listed By: Min Meisel · License #100009924 Show Phone

Source: Elliman

Added: Mar 12 Changed: Jul 10 Last Checked: Jul 23 at 11:54AM

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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 RE/MAX Alliance-FTC South

Investment Insights

Based on property information with market context.

This property in Downtown LaPorte presents an opportunity to acquire a building with two separate addresses, including a restaurant business. The property at 3300 HWY 287 features an 1886 square-foot restaurant space. The restaurant includes a large bar/counter area, a kitchen area equipped with a hood and large wash-sink, a walk-in cooler, a storage area, and two bathrooms. The property at 3304 HWY 287 is a 290 square-foot space currently leased to a tattoo shop, which includes two sinks and a small bathroom. The property is located on a busy corner next to a Shell gas station, just east of Overland Trail and Old Hwy 287, offering visibility and accessibility to Fort Collins.

Key Highlights

• Restaurant business included in the sale
• High‑visibility location in Downtown LaPorte
• Two separate addresses/units included in one sale

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

$23,437

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

5.45%

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%

$468,740 $468.7K

Cap Rate 7%

$334,814 $334.8K

Cap Rate 9%

$260,411 $260.4K

Market Conditions

NOI Build-Up for 2,176 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

$32.2K $14.79/SF

− Vacancy

−$933 −$0.43/SF

EGI

$31.2K $14.36/SF

− OpEx

−$7.8K −$3.59/SF

NOI

$23.4K $10.77/SF

Area

Larimer County, CO

Vacancy

2.90%

Lease Rate

$14.79 /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%

$468,740

Cap Rate 7%

$334,814

Cap Rate 9%

$260,411

Alternative Uses

Best Use

Specialty Retail

$334.8K

$293.0K – $390.6K (±1% cap)

NOI $23,437 @ 7.0% cap · market cap 5.45%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$584.1K

$511.1K – $681.4K (±1% cap)

NOI $40,885 @ 7.0% cap · market cap 9.51%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Restaurants

Suggested Use

Top Pick Real Estate Agency (Bike/Boat/Book/etc) Store Storage Facility Kitchen & Bath Showroom Auto Repair Shop Spa & Massage Center

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

67

Businesses Nearby

Balanced

Demand for This Use

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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What type of property is this? Where is this restaurants located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Restaurant - Restaurant and retail property for sale in Downtown LaPorte.

Where is this restaurant located?

The property is located at 3300 N Highway 287 Laporte, CO.

What is the asking price?

The asking price for this property is $430,000.

What are key features of this property?

This property features: Restaurant business included in the sale; High‑visibility location in Downtown LaPorte; Two separate addresses/units included in one sale