Remodeled 4-Plex with
For Sale
$995,000
4500 Stover St, Fort Collins, CO 80525
MULTI_FAMILY - Fort Collins, CO
Property Size3,456 SF
Lot Size0.31 Acres
Price / SF$287.91
Days on Market199
Property Features for 4500 Stover St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
HC
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bathroom 2, Bathroom 4, Bedroom 4, Bathroom 1, Bedroom 1, Bedroom 6, Bedroom 7, Bedroom 5, Bedroom 8, Bathroom 3, Bedroom 2
Parking
11
Patio and Porch features
Patio
Interior features
Eat-in Kitchen, Outside Entry
Exterior features
Balcony
Appliances
Electric Range, Refrigerator
Subdivision
Pitner Estates
Lot features
Cul-De-Sac
Elementary school
Kruse
Middle school
Boltz
High school
Ft Collins
Elementary school district
Poudre
Middle school district
Poudre
High school district
Poudre
Standard status
Active
APN
R0230332
Size
3,456 SF
Lot size
0.31 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6132
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Baseboard
Building Details
Year built
1972
Floors in Building
2
Number of units
4
Building materials
Frame
Roof type
Composition
Listing Agency:
RE/MAX Alliance-Nederland · RE/MAX International
(303) 258-7020
Listed By:
Catherine Camp · License #40022952
(303) 748-5023
Added: Jan 26
Changed: Aug 1
Last Checked: Aug 13 at 9:06AM
MLS# 1050391
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.
This remodeled quadplex offers four residential units in a frame building built in 1972. The property includes four 2-bedroom, 1-bath units, with interior updates described as remodeled and updated across all units. Interior features include eat-in kitchens and outside entry access, with additional outdoor space provided by a patio and a balcony.
The home is situated on a quiet dead-end street with direct access to Landings Park and trails. The building is described as well maintained, including a newer boiler, fresh exterior paint, and a roof approximately 10 years old. Heating is provided via hot water and baseboard systems, and the property is served by public sewer, with cable available.
Set on 0.31 acres (3,456 square feet), this HC-zoned multifamily property is offered as a fully occupied, turnkey 4-plex.
The home is situated on a quiet dead-end street with direct access to Landings Park and trails. The building is described as well maintained, including a newer boiler, fresh exterior paint, and a roof approximately 10 years old. Heating is provided via hot water and baseboard systems, and the property is served by public sewer, with cable available.
Set on 0.31 acres (3,456 square feet), this HC-zoned multifamily property is offered as a fully occupied, turnkey 4-plex.
Key Highlights
- Four 2‑bedroom, 1‑bath units in a quadplex
- 0.31 acres with 3,456 square feet total
- Year built 1972 frame construction with composition roof
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
$46,235
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
4.65%
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%
$924,700
$924.7K
Cap Rate 7%
$660,500
$660.5K
Cap Rate 9%
$513,722
$513.7K
Market Conditions
NOI Build-Up for 3,456 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
$69.7K $20.16/SF
− Vacancy
−$3.6K −$1.05/SF
EGI
$66.0K $19.11/SF
− OpEx
−$19.8K −$5.73/SF
NOI
$46.2K $13.38/SF
Area
Fort Collins, CO
Vacancy
5.20%
Lease Rate
$20.16 /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%
$924,700
Cap Rate 7%
$660,500
Cap Rate 9%
$513,722
Alternative Uses
Best Use
Multifamily LT 5
$660.5K
$577.9K – $770.6K
NOI $46,235 @ 7.0% cap · market cap 4.65%
Second Best
Apartment 5plus
$612.9K
$536.3K – $715.1K
NOI $42,905 @ 7.0% cap · market cap 4.31%
Theoretical Best
Office A
$899.9K
$787.5K – $1.05M
NOI $62,996 @ 7.0% cap · market cap 6.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,708
Businesses Nearby
Explore this area
Business Placement
Demographics for 80525, CO
55,901
Population
25,144
Households
2.2
Avg Household Size
37
Median Age
59%
College-Educated
98%
High-School Grad
23.4 sq mi
ZIP Area
2,389
Density / Sq Mi
$93,349
Median Household Income
$48,876
Median Earnings
$1,744
Median Rent
$563,100
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Remodeled four-unit quadplex on 0.31 acres, zoned HC, with private outside entries and updated 2-bedroom units.
Where is this quadplex located?
The property is located at 4500 Stover St Fort Collins, CO.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Four 2‑bedroom, 1‑bath units in a quadplex; 0.31 acres with 3,456 square feet total; Year built 1972 frame construction with composition roof
