High-Visibility Office Building For
For Sale
$4,785,000
4065 Saint Cloud Drive, Loveland, CO 80538
Office building in high-growth area with immediate I-25 access.
Property Size14,645 SF
Lot Size1.29 Acres
Price / SF$326.73
Days on Market137
Property Features for 4065 Saint Cloud Drive
General Information
Standard status
Active
Size
14,645 SF
Lot size
1.29 Acres
Property subtype
Office
Listing Agency:
CBRE - Fort Collins
(970) 372-3851
Listed By:
Jon Rue · License #FA100004546
(970) 372-3851
Source:
Cbre
Added: Mar 25
Changed: Aug 8
Last Checked: Aug 8 at 2:40PM
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 CBRE - Fort Collins
Investment Insights
Based on property information with market context.
The property at 4065 St. Cloud Drive is situated in a high-growth area fronting Crossroads Boulevard, a main thoroughfare for Windsor and Water Valley residents. The location offers high visibility and immediate access to I-25, facilitating commutes to surrounding cities. The property is an office building with a lot size of 1.29 acres and a property size of 14645 square feet. Development is ongoing east of Centerra Parkway, north of Highway 34, and south of Crossroads Boulevard. Tenants have renewed and expanded, demonstrating a strong commitment to the site. The Net Operating Income (NOI) is $344,158, with a cap rate of 6.50%.
Key Highlights
- High growth area location with excellent visibility on Crossroads Boulevard.
- Immediate access to I‑25 for easy commuting.
- Strong tenant commitment demonstrated by renewals and expansions.
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
$207,603
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
4.34%
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%
$4,152,060
$4.2M
Cap Rate 7%
$2,965,757
$3.0M
Cap Rate 9%
$2,306,700
$2.3M
Market Conditions
NOI Build-Up for 14,645 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
$297.0K $20.28/SF
− Vacancy
−$20.2K −$1.38/SF
EGI
$276.8K $18.90/SF
− OpEx
−$69.2K −$4.73/SF
NOI
$207.6K $14.18/SF
Area
Larimer County, CO
Vacancy
6.80%
Lease Rate
$20.28 /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%
$4,152,060
Cap Rate 7%
$2,965,757
Cap Rate 9%
$2,306,700
Alternative Uses
Best Use
Office B
$2.97M
$2.60M – $3.46M
NOI $207,603 @ 7.0% cap · market cap 4.34%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.93M
$3.44M – $4.59M
NOI $275,167 @ 7.0% cap · market cap 5.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
351
Businesses Nearby
Explore this area
Business Placement
Demographics for 80538, CO
49,084
Population
21,923
Households
2.2
Avg Household Size
43
Median Age
42%
College-Educated
96%
High-School Grad
102.2 sq mi
ZIP Area
480
Density / Sq Mi
$85,057
Median Household Income
$49,074
Median Earnings
$1,730
Median Rent
$472,200
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Office building in high-growth area with immediate I-25 access.
Where is this office building located?
The property is located at 4065 Saint Cloud Drive Loveland, CO.
What is the asking price?
The asking price for this property is $4,785,000.
What are key features of this property?
This property features: High growth area location with excellent visibility on Crossroads Boulevard.; Immediate access to I‑25 for easy commuting.; Strong tenant commitment demonstrated by renewals and expansions.
