Downtown Flex Space with
For Sale
$1,200,000
422 Main St, Windsor, CO 80550
Commercial Sale, Windsor, CO
Property Size6,245 SF
Lot Size0.10 Acres
Price / SF$192.15
Days on Market143
Property Features for 422 Main St
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
CBD
Rooms
Basement
Basement
Partial
Subdivision
Windsor Town
Elementary school
Grandview
High school
Windsor
Elementary school district
Weld RE-4
Middle school district
Weld RE-4
High school district
Weld RE-4
Standard status
Active
APN
R0269887
Lot size
0.10 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
21497
Utilities
Utilities
Natural Gas Available
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1899
Roof type
Composition
Listing Agency:
Grey Rock Realty
(970) 672-0775
Listed By:
Brittany Ray
(612) 810-1401
Added: Apr 28
Changed: Aug 19
Last Checked: Sep 17 at 4:06AM
MLS# 1061248
Copyright © 2026 IRES MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Located at 422 Main St in downtown Windsor, this 1899-built commercial property provides 4,396 square feet suited to office, warehouse, or retail use. An additional 1,849 square feet of basement storage expands the available footprint and supports varied operational needs. The building includes central air, forced-air heating, a composition roof, and natural gas availability.
The property occupies 0.1 acres within Windsor and carries CBD zoning. Its combination of adaptable above-grade space and dedicated basement storage creates a flexible layout for businesses seeking a commercial location in the downtown area.
The property occupies 0.1 acres within Windsor and carries CBD zoning. Its combination of adaptable above-grade space and dedicated basement storage creates a flexible layout for businesses seeking a commercial location in the downtown area.
Key Highlights
- 4,396 SF of flexible office, warehouse, or retail space
- Additional 1,849 SF of basement storage
- CBD zoning in downtown Windsor
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
$79,671
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
6.64%
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%
$1,593,420
$1.6M
Cap Rate 7%
$1,138,157
$1.1M
Cap Rate 9%
$885,233
$885.2K
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
$112.4K $18.00/SF
− Vacancy
−$6.2K −$0.99/SF
EGI
$106.2K $17.01/SF
− OpEx
−$26.6K −$4.25/SF
NOI
$79.7K $12.76/SF
Area
Weld County, CO
Vacancy
5.50%
Lease Rate
$18.00 /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%
$1,593,420
Cap Rate 7%
$1,138,157
Cap Rate 9%
$885,233
Alternative Uses
Best Use
Office B
$1.14M
$995.9K – $1.33M
NOI $79,671 @ 7.0% cap · market cap 6.64%
Second Best
Industrial
$795.5K
$696.0K – $928.0K
NOI $55,682 @ 7.0% cap · market cap 4.64%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - CBD-zoned property offers adaptable commercial space with basement storage.
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 office, warehouse, or retail space; Additional 1,849 SF of basement storage; CBD zoning in downtown Windsor
