Turn-Key Medical and Surgical
For Sale
$4,250,000
4450 Union St Various, Johnstown, CO 80534
Exceptional medical facility in Northern Colorado with high-end finishes.
Property Size13,687 SF
Days on Market138
Property Features for 4450 Union St Various
General Information
Standard status
Active
Size
13,687 SF
Property subtype
Commercial
Building Details
Building Size
13,687 SF
Year Built
2008
Listing Agency:
LC Real Estate Group
(970) 413-1182
Listed By:
Jerico Devlin · License #40037632
(970) 413-1182
Source:
Elliman
Added: Apr 15
Changed: Aug 25
Last Checked: Aug 29 at 11:44AM
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 LC Real Estate Group
Investment Insights
Based on property information with market context.
This medical and surgical facility, constructed in 2008, is located off Interstate-25 and Highway 34 in Johnstown, providing accessibility to Loveland, Fort Collins, Windsor, Greeley, and Longmont. The property features custom tilework, millwork, wainscoting, and architectural details. The layout includes two main-level suites that can be combined for clinical and surgical services or separated for distinct medical practices. The second floor is fully leased to Front Range Neurology and Edward Jones. The property is located near the $280 million expansion of UC Health Medical Center of the Rockies. The location offers synergy from the proximity to the regional Level I trauma center. The second-floor tenants contribute $163k per year of gross income.
Key Highlights
- Turn‑key medical and surgical facility with Class‑A finishes built in 2008.
- Strategic location off Interstate‑25 and Highway 34, providing accessibility to multiple growing Northern Colorado communities.
- Second floor is fully leased to Front Range Neurology and Edward Jones, generating $163k/year of gross income.
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
$174,612
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
4.11%
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%
$3,492,240
$3.5M
Cap Rate 7%
$2,494,457
$2.5M
Cap Rate 9%
$1,940,133
$1.9M
Market Conditions
NOI Build-Up for 13,687 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
$246.4K $18.00/SF
− Vacancy
−$13.6K −$0.99/SF
EGI
$232.8K $17.01/SF
− OpEx
−$58.2K −$4.25/SF
NOI
$174.6K $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%
$3,492,240
Cap Rate 7%
$2,494,457
Cap Rate 9%
$1,940,133
Alternative Uses
Best Use
Office B
$2.49M
$2.18M – $2.91M
NOI $174,612 @ 7.0% cap · market cap 4.11%
Second Best
Healthcare Medical
$167.6K
$146.6K – $195.5K
NOI $11,731 @ 7.0% cap · market cap 0.28%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
308
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 80534, CO
18,785
Population
7,137
Households
2.6
Avg Household Size
36
Median Age
37%
College-Educated
95%
High-School Grad
48.1 sq mi
ZIP Area
391
Density / Sq Mi
$132,320
Median Household Income
$65,749
Median Earnings
$1,778
Median Rent
$509,500
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.
Similar Off Market Nearby
- The Cat Doctor — 4855 A Thompson Pkwy, Johnstown, CO 80534
Frequently Asked Questions
What type of property is this?
Medical Office Space - Exceptional medical facility in Northern Colorado with high-end finishes.
Where is this medical office space located?
The property is located at 4450 Union St Various Johnstown, CO.
What is the asking price?
The asking price for this property is $4,250,000.
What are key features of this property?
This property features: Turn‑key medical and surgical facility with Class‑A finishes built in 2008.; Strategic location off Interstate‑25 and Highway 34, providing accessibility to multiple growing Northern Colorado communities.; Second floor is fully leased to Front Range Neurology and Edward Jones, generating $163k/year of gross income.
