Finished Storage Unit with Climate
For Sale
$315,000
403-360 Rancho Dr, Windsor, CO 80550
Move-in-ready 20x60 storage unit with kitchen, half bath, epoxy flooring, loft, and heating/cooling.
Property Size1,200 SF
Price / SF$262.50
Days on Market81
Property Features for 403-360 Rancho Dr
General Information
Standard status
Active
Size
1,200 SF
Taxes and HOA fees
Annual Taxes
$9,295
Listing Agency:
Group Mulberry
(970) 889-3796
Listed By:
Caleb Cheshier
(970) 889-3796
Source:
Exprealty
Added: Jun 4
Changed: Aug 21
Last Checked: Aug 23 at 3:21AM
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 Group Mulberry
Investment Insights
Based on property information with market context.
This for-sale 20x60 storage unit has been professionally finished and is ready for year-round use. Improvements include a built-in kitchen, a half bath, epoxy flooring, and an included loft. The unit also has both heating and cooling, supporting comfortable use beyond seasonal storage. If your needs call for more open storage, the existing kitchen can be transformed for alternate use or removed entirely.
The property is located at 403-360 Rancho Dr in Windsor, Colorado (Water Valley Vault). As a move-in ready unit, it can be viewed as a flexible workspace option in addition to traditional storage, depending on how an operator or buyer intends to utilize the space.
For tenants, small businesses, and buyers who want a storage unit that feels finished rather than bare, the presence of HVAC and the interior build-out are the key differentiators. The epoxy flooring and loft add practical usable space, while the option to keep or remove the kitchen supports a range of storage-and-work setups. Schedule a showing to review the layout and determine how the interior improvements can best support your intended use.
The property is located at 403-360 Rancho Dr in Windsor, Colorado (Water Valley Vault). As a move-in ready unit, it can be viewed as a flexible workspace option in addition to traditional storage, depending on how an operator or buyer intends to utilize the space.
For tenants, small businesses, and buyers who want a storage unit that feels finished rather than bare, the presence of HVAC and the interior build-out are the key differentiators. The epoxy flooring and loft add practical usable space, while the option to keep or remove the kitchen supports a range of storage-and-work setups. Schedule a showing to review the layout and determine how the interior improvements can best support your intended use.
Key Highlights
- 20x60 storage unit professionally finished with a kitchen and half bath
- Epoxy flooring throughout the unit
- Includes a loft for extra usable space
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
$13,386
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
4.25%
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%
$267,720
$267.7K
Cap Rate 7%
$191,229
$191.2K
Cap Rate 9%
$148,733
$148.7K
Market Conditions
NOI Build-Up for 1,200 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
$17.1K $14.28/SF
− Vacancy
−$1.4K −$1.16/SF
EGI
$15.7K $13.12/SF
− OpEx
−$2.4K −$1.97/SF
NOI
$13.4K $11.15/SF
Area
Weld County, CO
Vacancy
8.10%
Lease Rate
$14.28 /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%
$267,720
Cap Rate 7%
$191,229
Cap Rate 9%
$148,733
Alternative Uses
Best Use
Warehouse
$191.2K
$167.3K – $223.1K
NOI $13,386 @ 7.0% cap · market cap 4.25%
Second Best
Self Storage
$7.2K
$6.3K – $8.4K
NOI $501 @ 7.0% cap · market cap 0.16%
Theoretical Best
Office B
$218.7K
$191.4K – $255.2K
NOI $15,309 @ 7.0% cap · market cap 4.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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 - Move-in-ready 20x60 storage unit with kitchen, half bath, epoxy flooring, loft, and heating/cooling.
Where is this self storage facility located?
The property is located at 403-360 Rancho Dr Windsor, CO.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: 20x60 storage unit professionally finished with a kitchen and half bath; Epoxy flooring throughout the unit; Includes a loft for extra usable space
