Flexible Commercial
New
For Sale
$1,200,000
422 Main St, Windsor, CO 80550
Adaptable property combining office, warehouse, retail, and basement storage areas.
Property Size6,245 SF
Price / SF$192.15
Days on Market3
Property Features for 422 Main St
General Information
Standard status
Active
Size
6,245 SF
Building Details
Year Built
1899
Listing Agency:
Grey Rock Realty
Listed By:
Brittany Ray
(612) 810-1401
Source:
Thestrohmangroup
Added: Sep 6
Last Checked: Sep 7 at 10:52AM
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 Grey Rock Realty
Investment Insights
Based on property information with market context.
Built in 1899, this flexible commercial property offers 4,396 square feet of space that can accommodate office, warehouse, or retail functions. The layout is complemented by 1,849 square feet of basement storage, bringing the total property size to 6,245 square feet.
The property is located at 422 Main St in downtown Windsor, Colorado. Its combination of above-grade commercial space and substantial lower-level storage supports a range of business configurations within a single building.
The property is located at 422 Main St in downtown Windsor, Colorado. Its combination of above-grade commercial space and substantial lower-level storage supports a range of business configurations within a single building.
Key Highlights
- 4,396 SF of flexible commercial space
- 1,849 SF of additional basement storage
- 6,245 SF total property size
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
$55,682
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
4.64%
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%
$1,113,640
$1.1M
Cap Rate 7%
$795,457
$795.5K
Cap Rate 9%
$618,689
$618.7K
Market Conditions
NOI Build-Up for 6,245 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
$86.2K $13.80/SF
− Vacancy
−$6.6K −$1.06/SF
EGI
$79.5K $12.74/SF
− OpEx
−$23.9K −$3.82/SF
NOI
$55.7K $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%
$1,113,640
Cap Rate 7%
$795,457
Cap Rate 9%
$618,689
Alternative Uses
Best Use
Industrial
$795.5K
$696.0K – $928.0K
NOI $55,682 @ 7.0% cap · market cap 4.64%
Second Best
Flex RnD
$738.6K
$646.3K – $861.7K
NOI $51,704 @ 7.0% cap · market cap 4.31%
Theoretical Best
Office B
$1.14M
$995.9K – $1.33M
NOI $79,671 @ 7.0% cap · market cap 6.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
619
Businesses Nearby
Under-served
Demand for This Use
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?
Flex space - Adaptable property combining office, warehouse, retail, and basement storage areas.
Where is this flex space located?
The property is located at 422 Main St Windsor, 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: 4,396 SF of flexible commercial space; 1,849 SF of additional basement storage; 6,245 SF total property size
