Multi-Tenant Restaurant
For Sale
Contact for pricing
402 Royalty Pl, Fountain, CO 80817
Two restaurant spaces are occupied under separate leases, including a Domino's location with extension options.
Property Size4,800 SF
Price / SF$250
Days on Market151
Property Features for 402 Royalty Pl
General Information
Standard status
Active
Size
4,800 SF
Property subtype
Retail
Occupancy
100%
Lease Type
Modified Gross
Investment Type
Net Lease
Building Details
Year Built
1965
Units
2
Tenancy
Multi
Listing Agency:
Trent Properties Group
Listed By:
Deanne Walker · License #CO ER:100081627
(719) 237-9425
Source:
Crexi
Added: Apr 10
Changed: Aug 22
Last Checked: Sep 5 at 12:45PM
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 Trent Properties Group
Investment Insights
Based on property information with market context.
This multi-tenant restaurant building includes two occupied restaurant concepts. Domino's Pizza is currently in place on a 10-year lease with options to extend. Taco Salsa is also occupied, with approximately two years remaining on its lease.
The property is positioned for visibility just across the street from the 7-11 at the intersection of Santa Fe and Cresta in Fountain. This storefront location supports strong day-to-day exposure for the existing restaurant operations.
The property is positioned for visibility just across the street from the 7-11 at the intersection of Santa Fe and Cresta in Fountain. This storefront location supports strong day-to-day exposure for the existing restaurant operations.
Key Highlights
- Two restaurant spaces occupied under separate leases: Domino's and Taco Salsa
- Domino's Pizza is on a 10‑year lease with options to extend
- Taco Salsa restaurant has approximately 2 years remaining on its lease
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
$73,539
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
6.13%
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%
$1,470,780
$1.5M
Cap Rate 7%
$1,050,557
$1.1M
Cap Rate 9%
$817,100
$817.1K
Market Conditions
NOI Build-Up for 4,800 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
$103.1K $21.48/SF
− Vacancy
−$5.1K −$1.05/SF
EGI
$98.1K $20.43/SF
− OpEx
−$24.5K −$5.11/SF
NOI
$73.5K $15.32/SF
Area
El Paso County, CO
Vacancy
4.90%
Lease Rate
$21.48 /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%
$1,470,780
Cap Rate 7%
$1,050,557
Cap Rate 9%
$817,100
Alternative Uses
Best Use
Specialty Retail
$1.05M
$919.2K – $1.23M
NOI $73,539 @ 7.0% cap · market cap 6.13%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$64.01M
$56.01M – $74.67M
NOI $4,480,463 @ 7.0% cap · market cap 373.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
251
Businesses Nearby
41k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 99%
Hotels & Casinos 1%
Loaf 'N Jug
Shops & Services
19,891 visits/mo
0.5 miles
Conoco
Shops & Services
12,221 visits/mo
0.1 miles
7-Eleven
Shops & Services
8,641 visits/mo
0.1 miles
Super 8 Fountain
Hotels & Casinos
366 visits/mo
0.4 miles
Demographics for 80817, CO
31,621
Population
11,649
Households
2.7
Avg Household Size
31
Median Age
32%
College-Educated
95%
High-School Grad
115.1 sq mi
ZIP Area
275
Density / Sq Mi
$85,121
Median Household Income
$50,434
Median Earnings
$1,758
Median Rent
$377,300
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Two restaurant spaces are occupied under separate leases, including a Domino's location with extension options.
Where is this conventional restaurant located?
The property is located at 402 Royalty Pl Fountain, CO.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Two restaurant spaces occupied under separate leases: Domino's and Taco Salsa; Domino's Pizza is on a 10‑year lease with options to extend; Taco Salsa restaurant has approximately 2 years remaining on its lease
