Storage Condo with Overhead
For Sale
$190,000
360 Rancho #609, Windsor, CO 80550
Fully insulated, heated storage condo with LED lighting, bathroom stub-ins, and a 12' x 14' overhead door.
Property Size960 SF
Price / SF$197.92
Days on Market62
Property Features for 360 Rancho #609
General Information
Standard status
Active
Size
960 SF
Property subtype
Commercial
Warehouse & Industrial
Clear Height
20 ft
Drive-In Doors
1
Sprinkler System
Yes
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$7,566
Amenities
Metal Roof
Fire Sprinklers
Forced Air Heating
Level Lot
Building Details
Year Built
2020
Listing Agency:
Sears Real Estate
(970) 330-7700
Listed By:
THE SOLD TEAM
Source:
Corcoran
Added: Jun 9
Changed: Aug 8
Last Checked: Aug 8 at 3:26PM
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 Sears Real Estate
Investment Insights
Based on property information with market context.
This premium storage condo, Unit #609, offers 960 square feet of versatile interior space sized for storage and light operational use. The unit includes a fully insulated interior with LED lighting and gas heat, along with water service and bathroom stub-ins. A dedicated power panel and fire sprinklers are in place for added utility and safety. The oversized overhead door measures 12' wide by 14' high, and the unit features 20+ foot ceilings that provide clearance for equipment and vehicle storage, including the option for lifts or mezzanine-style build-outs. The unit is located steps from the wash bay and includes generous parking directly in front.
Water Valley Vaults provides secure, climate-controlled access 24 hours a day, 365 days a year. The community is located near Crossroads Boulevard and Highway 257 in Windsor. HOA amenities include an 80-foot oversized wash bay with a Hotsy system, an RV dump station, an owner’s lounge, public restrooms, on-site caretakers, snow removal, dumpster service, and 24/7 security surveillance.
Unit #609 is well suited for owners or businesses needing dedicated, controlled storage with direct vehicle access and the supporting utilities already installed. Retail operations requiring customer visits are not permitted, making the space a better fit for personal storage, hobby use, or internal business organization rather than customer-facing activities.
Water Valley Vaults provides secure, climate-controlled access 24 hours a day, 365 days a year. The community is located near Crossroads Boulevard and Highway 257 in Windsor. HOA amenities include an 80-foot oversized wash bay with a Hotsy system, an RV dump station, an owner’s lounge, public restrooms, on-site caretakers, snow removal, dumpster service, and 24/7 security surveillance.
Unit #609 is well suited for owners or businesses needing dedicated, controlled storage with direct vehicle access and the supporting utilities already installed. Retail operations requiring customer visits are not permitted, making the space a better fit for personal storage, hobby use, or internal business organization rather than customer-facing activities.
Key Highlights
- 2020‑built storage condo Unit #609 with 960 SF (20' x 48') of versatile space for vehicles, RVs, boats, or business storage.
- Fully insulated interior with LED lighting, gas heat, water service, bathroom stub‑ins, and a dedicated power panel.
- 12' wide x 14' high oversized overhead door plus 20+ ft ceilings for vehicle lifts, RV storage, or mezzanines.
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
$8,560
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
4.51%
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%
$171,200
$171.2K
Cap Rate 7%
$122,286
$122.3K
Cap Rate 9%
$95,111
$95.1K
Market Conditions
NOI Build-Up for 960 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
$13.2K $13.80/SF
− Vacancy
−$1.0K −$1.06/SF
EGI
$12.2K $12.74/SF
− OpEx
−$3.7K −$3.82/SF
NOI
$8.6K $8.92/SF
Area
Weld County, CO
Vacancy
7.70%
Lease Rate
$13.80 /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%
$171,200
Cap Rate 7%
$122,286
Cap Rate 9%
$95,111
Alternative Uses
Best Use
Industrial
$122.3K
$107.0K – $142.7K
NOI $8,560 @ 7.0% cap · market cap 4.51%
Second Best
Self Storage
$5.7K
$5.0K – $6.7K
NOI $401 @ 7.0% cap · market cap 0.21%
Theoretical Best
Office B
$175.0K
$153.1K – $204.1K
NOI $12,247 @ 7.0% cap · market cap 6.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20 ft
Clear height
1
Drive-in doors
Yes
Sprinkler system
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
108
Businesses Nearby
Explore this area
Business Placement
Demographics for 80550, CO
38,909
Population
17,140
Households
2.3
Avg Household Size
36
Median Age
51%
College-Educated
98%
High-School Grad
52.4 sq mi
ZIP Area
743
Density / Sq Mi
$121,487
Median Household Income
$60,940
Median Earnings
$1,791
Median Rent
$538,900
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?
Self storage facility - Fully insulated, heated storage condo with LED lighting, bathroom stub-ins, and a 12' x 14' overhead door.
Where is this self storage facility located?
The property is located at 360 Rancho #609 Windsor, CO.
What is the asking price?
The asking price for this property is $190,000.
What are key features of this property?
This property features: 2020‑built storage condo Unit #609 with 960 SF (20' x 48') of versatile space for vehicles, RVs, boats, or business storage.; Fully insulated interior with LED lighting, gas heat, water service, bathroom stub‑ins, and a dedicated power panel.; 12' wide x 14' high oversized overhead door plus 20+ ft ceilings for vehicle lifts, RV storage, or mezzanines.
