Turnkey Industrial Investment
For Sale
$4,929,120
780 E Garden Dr, Windsor, CO 80550
Industrial property suitable for manufacturing, warehousing, or high-tech operations.
Property Size20,189 SF
Lot Size6.61 Acres
Days on Market166
Property Features for 780 E Garden Dr
General Information
Standard status
Active
Size
20,189 SF
Lot size
6.61 Acres
Property subtype
Industrial
Building Details
Building Size
20,189 SF
Year Built
2002
Listing Agency:
RE/MAX Commercial Alliance
(970) 978-6864
Listed By:
Gary Hogan · License #FA100068550
(970) 978-6864
Source:
Elliman
Added: Mar 11
Changed: Aug 11
Last Checked: Aug 23 at 8:09AM
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 RE/MAX Commercial Alliance
Investment Insights
Based on property information with market context.
This industrial property presents a functional investment opportunity with tenant appeal. Located at the end of a cul-de-sac within city limits, the site offers both accessibility and privacy. The property is suitable for manufacturing, warehousing, or high-tech operations.
Key Highlights
- Turnkey investment opportunity
- Ideal for manufacturing, warehousing, or high‑tech operations
- Located at the end of a cul‑de‑sac within city limits
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
$180,009
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%
$3,600,180
$3.6M
Cap Rate 7%
$2,571,557
$2.6M
Cap Rate 9%
$2,000,100
$2.0M
Market Conditions
NOI Build-Up for 20,189 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
$278.6K $13.80/SF
− Vacancy
−$21.5K −$1.06/SF
EGI
$257.2K $12.74/SF
− OpEx
−$77.1K −$3.82/SF
NOI
$180.0K $8.92/SF
Area
Weld County, CO
Vacancy
7.70%
Lease Rate
$13.80 /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%
$3,600,180
Cap Rate 7%
$2,571,557
Cap Rate 9%
$2,000,100
Alternative Uses
Best Use
Industrial
$2.57M
$2.25M – $3.00M
NOI $180,009 @ 7.0% cap · market cap 3.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office B
$3.68M
$3.22M – $4.29M
NOI $257,561 @ 7.0% cap · market cap 5.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
309
Businesses Nearby
Explore this area
Business Placement
Demographics for 80550, CO
38,909
Population
17,140
Households
2.3
Avg Household Size
36
Median Age
51%
College-Educated
98%
High-School Grad
52.4 sq mi
ZIP Area
743
Density / Sq Mi
$121,487
Median Household Income
$60,940
Median Earnings
$1,791
Median Rent
$538,900
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Industrial property - Industrial property suitable for manufacturing, warehousing, or high-tech operations.
Where is this industrial property located?
The property is located at 780 E Garden Dr Windsor, CO.
What is the asking price?
The asking price for this property is $4,929,120.
What are key features of this property?
This property features: Turnkey investment opportunity; Ideal for manufacturing, warehousing, or high‑tech operations; Located at the end of a cul‑de‑sac within city limits
