Freestanding Two-Level Office
New
For Sale
$1,000,000
4828 S College Ave, Fort Collins, CO 80525
Flexible office layout with private rooms, a lobby, accessible entry, on-site parking, and an attached garage.
Property Size6,307 SF
Price / SF$158.55
Days on Market2
Property Features for 4828 S College Ave
General Information
Standard status
Active
Size
6,307 SF
Building Details
Year Built
1993
Buildings
1
Stories
2
Listing Agency:
Group Centerra
Listed By:
Craig C Hau
(970) 377-4979
Source:
Thestrohmangroup
Added: Sep 11
Last Checked: Sep 11 at 2:21PM
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 Group Centerra
Investment Insights
Based on property information with market context.
Freestanding office property comprising 6,307 square feet across two levels, built in 1993. The interior includes a reception lobby and multiple private offices arranged within a functional floor plan. Handicap accessibility supports convenient access for occupants and visitors, while the on-site garage provides enclosed space for parking, storage, or operational needs.
The property is located at 4828 S College Ave in Fort Collins, along College Avenue in South Fort Collins. On-site parking, prominent signage opportunities, and visibility from the commercial corridor contribute to the building’s practical office configuration. The layout and existing improvements support a range of professional office functions.
The property is located at 4828 S College Ave in Fort Collins, along College Avenue in South Fort Collins. On-site parking, prominent signage opportunities, and visibility from the commercial corridor contribute to the building’s practical office configuration. The layout and existing improvements support a range of professional office functions.
Key Highlights
- 6,307‑square‑foot office building completed in 1993
- Two‑level configuration with private offices and a welcoming lobby
- On‑site parking plus an enclosed garage for vehicles, storage, or operations
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
$88,503
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
8.85%
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%
$1,770,060
$1.8M
Cap Rate 7%
$1,264,329
$1.3M
Cap Rate 9%
$983,367
$983.4K
Market Conditions
NOI Build-Up for 6,307 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
$138.5K $21.96/SF
− Vacancy
−$20.5K −$3.25/SF
EGI
$118.0K $18.71/SF
− OpEx
−$29.5K −$4.68/SF
NOI
$88.5K $14.03/SF
Area
Fort Collins, CO
Vacancy
14.80%
Lease Rate
$21.96 /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%
$1,770,060
Cap Rate 7%
$1,264,329
Cap Rate 9%
$983,367
Alternative Uses
Best Use
Office B
$1.26M
$1.11M – $1.48M
NOI $88,503 @ 7.0% cap · market cap 8.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.64M
$1.44M – $1.92M
NOI $114,964 @ 7.0% cap · market cap 11.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,029
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
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office building - Flexible office layout with private rooms, a lobby, accessible entry, on-site parking, and an attached garage.
Where is this office building located?
The property is located at 4828 S College Ave Fort Collins, CO.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: 6,307‑square‑foot office building completed in 1993; Two‑level configuration with private offices and a welcoming lobby; On‑site parking plus an enclosed garage for vehicles, storage, or operations
