Downtown Office
For Sale
$849,000
448 St 448 Main St 448, Longmont, CO 80501
Small office building with 11 offices, a conference room, reception area, kitchen/break area, and two restrooms.
Property Size3,089 SF
Price / SF$274.85
Days on Market238
Property Features for 448 St 448 Main St 448
General Information
Standard status
Active
Size
3,089 SF
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$15,958
Amenities
Central Air
3
commercial
3688.0
Building Details
Year Built
1900
Listing Agency:
(303) 717-8038
Listed By:
Summit Commercial Brokers
(303) 717-8038
Source:
Xome
Added: Dec 30, 2025
Changed: Aug 25
Last Checked: Aug 25 at 5:38AM
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 Summit Commercial Brokers
Investment Insights
Based on property information with market context.
This small-format commercial building is configured for office use and includes 11 private offices, a conference room, a reception area, a kitchen/break room, and two restrooms. Recent capital improvements include a new roof in 2024, along with updated mechanical systems.
The property is located along Main Street with strong visibility, and public parking is located directly behind the building.
With its established office layout and completed roof and mechanical updates, the building is suitable for an owner/user looking for a compact downtown office option or for an investor seeking a flexible small building.
The property is located along Main Street with strong visibility, and public parking is located directly behind the building.
With its established office layout and completed roof and mechanical updates, the building is suitable for an owner/user looking for a compact downtown office option or for an investor seeking a flexible small building.
Key Highlights
- Small commercial building built in 1900 with approx. 3,089 SF on a 3,688 SF lot
- Layout includes 11 private offices plus conference room and reception area
- Kitchen/break area and 2 restrooms
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
$39,408
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%
$788,160
$788.2K
Cap Rate 7%
$562,971
$563.0K
Cap Rate 9%
$437,867
$437.9K
Market Conditions
NOI Build-Up for 3,089 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
$55.6K $18.00/SF
− Vacancy
−$3.1K −$0.99/SF
EGI
$52.5K $17.01/SF
− OpEx
−$13.1K −$4.25/SF
NOI
$39.4K $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%
$788,160
Cap Rate 7%
$562,971
Cap Rate 9%
$437,867
Alternative Uses
Best Use
Office B
$563.0K
$492.6K – $656.8K
NOI $39,408 @ 7.0% cap · market cap 4.64%
Second Best
—
—
no second resolved use
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
2,223
Businesses Nearby
Explore this area
Business Placement
Demographics for 80501, CO
42,822
Population
19,173
Households
2.2
Avg Household Size
38
Median Age
39%
College-Educated
89%
High-School Grad
12.6 sq mi
ZIP Area
3,399
Density / Sq Mi
$77,705
Median Household Income
$42,599
Median Earnings
$1,586
Median Rent
$461,400
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Small office building with 11 offices, a conference room, reception area, kitchen/break area, and two restrooms.
Where is this office building located?
The property is located at 448 St 448 Main St 448 Longmont, CO.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: Small commercial building built in 1900 with approx. 3,089 SF on a 3,688 SF lot; Layout includes 11 private offices plus conference room and reception area; Kitchen/break area and 2 restrooms
