Established Retail Business
For Sale
$500,000
404 N Santa Fe Ave, Fountain, CO 80817
Retail firearms business with great location and endless opportunities.
Property Size2,440 SF
Price / SF$204.92
Days on Market168
Property Features for 404 N Santa Fe Ave
General Information
Standard status
Active
Size
2,440 SF
Building Details
Year Built
1968
Listing Agency:
Berkshire Hathaway HomeServices Synergy Realty Group
Listed By:
Charles D'Alessio · License #40034206
(719) 660-5223
Source:
Tiffanyhometeam
Added: Mar 26
Changed: Sep 8
Last Checked: Sep 7 at 12:43AM
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 Berkshire Hathaway HomeServices Synergy Realty Group
Investment Insights
Based on property information with market context.
This well-established retail business offers endless opportunities with an open layout and a great location. The property features ample parking on a nice, level lot. Situated in a busy location with lots of traffic, it is conveniently located close to the Fire Department and Police Station. The building, constructed in 1968, is classified as Class D and is zoned CU. The property size is 2440 square feet.
Key Highlights
- Well‑established retail firearms business with endless opportunities
- Ideal, busy location with lots of traffic
- Lots of parking on a nice level lot
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
$34,890
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
6.98%
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%
$697,800
$697.8K
Cap Rate 7%
$498,429
$498.4K
Cap Rate 9%
$387,667
$387.7K
Market Conditions
NOI Build-Up for 2,440 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
$52.4K $21.48/SF
− Vacancy
−$2.6K −$1.05/SF
EGI
$49.8K $20.43/SF
− OpEx
−$15.0K −$6.13/SF
NOI
$34.9K $14.30/SF
Area
El Paso County, CO
Vacancy
4.90%
Lease Rate
$21.48 /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%
$697,800
Cap Rate 7%
$498,429
Cap Rate 9%
$387,667
Alternative Uses
Best Use
Retail
$498.4K
$436.1K – $581.5K
NOI $34,890 @ 7.0% cap · market cap 6.98%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$32.54M
$28.47M – $37.96M
NOI $2,277,569 @ 7.0% cap · market cap 455.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
292
Businesses Nearby
27k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Loaf 'N Jug
Shops & Services
19,891 visits/mo
0.2 miles
Family Dollar
Shops & Services
6,617 visits/mo
0.1 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?
Retail space - Retail firearms business with great location and endless opportunities.
Where is this retail space located?
The property is located at 404 N Santa Fe Ave Fountain, CO.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Well‑established retail firearms business with endless opportunities; Ideal, busy location with lots of traffic; Lots of parking on a nice level lot
