Renovated Condo with Garage
For Sale
$355,000
5225 White Willow Drive #120 Fort, Fort Collins, CO 80528
Main floor condo with high-end updates, garage, and open space.
Property Size1,045 SF
Price / SF$339.71
Days on Market411
Property Features for 5225 White Willow Drive #120 Fort
General Information
Standard status
Active
Size
1,045 SF
Property subtype
Condominium
Amenities
Fireplace
Forced Air
Central Air
Dishwasher
Dryer
Oven
Refrigerator
Washer
Patio, Pool, Electricity Available, Natural Gas Available, Composition
Building Details
Building Size
1,045 SF
Year Built
1998
Listing Agency:
Yellow Dog Group Real Estate
(970) 405-9900
Listed By:
Stephen Jensen
(970) 405-9900
Source:
Kw
Added: Jun 30, 2025
Changed: Aug 8
Last Checked: Aug 13 at 5:02PM
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 Yellow Dog Group Real Estate
Investment Insights
Based on property information with market context.
This is a main floor living unit located in southeast Fort Collins. The property has been fully renovated with high-end updates, including new cabinets, granite counters, windows, flooring, appliances, and tile. It features two large bedrooms and two bathrooms. The primary en-suite includes a double vanity and a walk-in closet. A covered patio with a storage closet is also included. All appliances, including a washer and dryer, are included, along with a custom craftsman fireplace. The unit is situated next to open space. The association includes pool membership, tennis courts, a private community pond with open space, water, exterior maintenance, and insurance. A garage is included.
Key Highlights
- Main floor unit with garage included.
- Fully renovated with high‑end updates** (cabinets, counters, windows, flooring, appliances, tile).
- Association includes pool, tennis courts, private pond, water, exterior maintenance, and insurance.
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
$12,973
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
3.65%
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%
$259,460
$259.5K
Cap Rate 7%
$185,329
$185.3K
Cap Rate 9%
$144,144
$144.1K
Market Conditions
NOI Build-Up for 1,045 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
$24.8K $23.76/SF
− Vacancy
−$1.2K −$1.19/SF
EGI
$23.6K $22.57/SF
− OpEx
−$10.6K −$10.16/SF
NOI
$13.0K $12.41/SF
Area
Fort Collins, CO
Vacancy
5.00%
Lease Rate
$23.76 /SF/Yr
Expense Ratio
45.00%
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%
$259,460
Cap Rate 7%
$185,329
Cap Rate 9%
$144,144
Alternative Uses
Best Use
Apartment 5plus
$185.3K
$162.2K – $216.2K
NOI $12,973 @ 7.0% cap · market cap 3.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$272.1K
$238.1K – $317.5K
NOI $19,048 @ 7.0% cap · market cap 5.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
825
Businesses Nearby
Explore this area
Business Placement
Demographics for 80528, CO
23,660
Population
8,986
Households
2.6
Avg Household Size
38
Median Age
63%
College-Educated
97%
High-School Grad
18.5 sq mi
ZIP Area
1,279
Density / Sq Mi
$122,133
Median Household Income
$57,739
Median Earnings
$1,906
Median Rent
$654,200
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Main floor condo with high-end updates, garage, and open space.
Where is this apartment building located?
The property is located at 5225 White Willow Drive #120 Fort Fort Collins, CO.
What is the asking price?
The asking price for this property is $355,000.
What are key features of this property?
This property features: Main floor unit with garage included.; Fully renovated with high‑end updates** (cabinets, counters, windows, flooring, appliances, tile).; Association includes pool, tennis courts, private pond, water, exterior maintenance, and insurance.
