Retail Property with Covered
For Sale
$2,250,000
6520 College Ave, Fort Collins, CO 80525
Retail property with direct frontage along US 287 and on-site parking, including covered outdoor patio areas.
Property Size7,482 SF
Price / SF$300.72
Days on Market71
Property Features for 6520 College Ave
General Information
Standard status
Active
Size
7,482 SF
Property subtype
Retail
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$57,298
Amenities
Central Air
3
Commercial
59783
Building Details
Year Built
1974
Listing Agency:
CBRE Inc
(970) 222-5572
Listed By:
Wesley Perry · License #100091594
(970) 222-5572
Source:
Xome
Added: May 31
Changed: Aug 8
Last Checked: Aug 9 at 5:00AM
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 CBRE Inc
Investment Insights
Based on property information with market context.
This retail property at 6520 S College Avenue is positioned along Fort Collins’ primary north-south commercial corridor (US 287 / South College Avenue). The site offers direct frontage, strong visibility, and convenient access for customer traffic.
The property includes functional on-site parking and covered outdoor patio space, with efficient ingress and egress to support day-to-day operations. It sits within an established commercial node surrounded by dense residential neighborhoods, along with a complementary mix of retail and service users.
The location is described as a key connector between Fort Collins and Loveland, supporting broad regional accessibility. The asset is presented as suitable for a variety of retail, showroom, or service-oriented uses, and includes potential for repositioning or redevelopment.
The property includes functional on-site parking and covered outdoor patio space, with efficient ingress and egress to support day-to-day operations. It sits within an established commercial node surrounded by dense residential neighborhoods, along with a complementary mix of retail and service users.
The location is described as a key connector between Fort Collins and Loveland, supporting broad regional accessibility. The asset is presented as suitable for a variety of retail, showroom, or service-oriented uses, and includes potential for repositioning or redevelopment.
Key Highlights
- Commercial retail property with direct frontage along US 287 (South College Avenue) in Fort Collins
- On‑site parking included, with covered outdoor patio areas
- Zoned Commercial
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
$112,845
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
5.02%
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%
$2,256,900
$2.3M
Cap Rate 7%
$1,612,071
$1.6M
Cap Rate 9%
$1,253,833
$1.3M
Market Conditions
NOI Build-Up for 7,482 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
$169.7K $22.68/SF
− Vacancy
−$8.5K −$1.13/SF
EGI
$161.2K $21.55/SF
− OpEx
−$48.4K −$6.46/SF
NOI
$112.8K $15.08/SF
Area
Fort Collins, CO
Vacancy
5.00%
Lease Rate
$22.68 /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%
$2,256,900
Cap Rate 7%
$1,612,071
Cap Rate 9%
$1,253,833
Alternative Uses
Best Use
Retail
$1.61M
$1.41M – $1.88M
NOI $112,845 @ 7.0% cap · market cap 5.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.95M
$1.70M – $2.27M
NOI $136,382 @ 7.0% cap · market cap 6.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
234
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail property with direct frontage along US 287 and on-site parking, including covered outdoor patio areas.
Where is this retail space located?
The property is located at 6520 College Ave Fort Collins, CO.
What is the asking price?
The asking price for this property is $2,250,000.
What are key features of this property?
This property features: Commercial retail property with direct frontage along US 287 (South College Avenue) in Fort Collins; On‑site parking included, with covered outdoor patio areas; Zoned Commercial
