Turnkey Industrial Facility with Rail
For Sale
$9,500,000
801 N 2 St, Berthoud, CO 80513
61,346 SF industrial facility with rail access on 5.02 acres.
Property Size61,346 SF
Lot Size5.02 Acres
Price / SF$154.86
Days on Market195
Property Features for 801 N 2 St
General Information
Standard status
Active
Size
61,346 SF
Lot size
5.02 Acres
Property subtype
Industrial
Taxes and HOA fees
Annual Taxes
$149,401
Building Details
Building Size
61,346 SF
Year Built
2008
Stories
1
Units
1
Listing Agency:
KMC Realty Group
Listed By:
Kelly Casterline · License #100089815
(720) 989-5180
Source:
Elliman
Added: Mar 10
Changed: Sep 20
Last Checked: Sep 20 at 8:34AM
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 KMC Realty Group
Investment Insights
Based on property information with market context.
This 61,346 square foot industrial facility is located on 5.02 acres. It features ceiling heights of up to 33 feet and is designed to support large equipment and a wide range of industrial uses. The building includes 8 dock-high doors, 1 drive-in door, and a rail spur with 2 dock doors, providing flexibility for loading and unloading freight. The property is powered by 3,000 amps of heavy-duty 277/480V 3-phase electricity, is fully sprinklered, and includes HVAC throughout for climate control. A 2-ton overhead gantry crane and ample parking enhance the site’s functionality. Zoned M2, the facility is versatile enough to accommodate a variety of industrial needs. Located 5 miles off the I-25 corridor, this building offers access to major markets including Pueblo, Denver, Fort Collins, and Cheyenne. It also boasts a connection to the BNSF Railway, providing access to all U.S. rail networks, ensuring efficient freight transport and savings on bulk shipping costs. Situated in a growing area with a strong labor pool, this property is an excellent opportunity for businesses looking to expand or invest.
Key Highlights
- Rare rail spur with 2 dock doors connects to BNSF Railway
- Expansive 61,346 square foot industrial facility on 5.02 acres with up to 33‑foot ceiling height.
- Heavy‑duty 3,000 amps of 277/480V 3‑phase electricity and HVAC throughout.
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
$660,564
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
6.95%
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%
$13,211,280
$13.2M
Cap Rate 7%
$9,436,629
$9.4M
Cap Rate 9%
$7,339,600
$7.3M
Market Conditions
NOI Build-Up for 61,346 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
$850.3K $13.86/SF
− Vacancy
−$73.1K −$1.19/SF
EGI
$777.1K $12.67/SF
− OpEx
−$116.6K −$1.90/SF
NOI
$660.6K $10.77/SF
Area
Larimer County, CO
Vacancy
8.60%
Lease Rate
$13.86 /SF/Yr
Expense Ratio
15.00%
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%
$13,211,280
Cap Rate 7%
$9,436,629
Cap Rate 9%
$7,339,600
Alternative Uses
Best Use
Warehouse
$9.44M
$8.26M – $11.01M
NOI $660,564 @ 7.0% cap · market cap 6.95%
Second Best
Industrial
$7.77M
$6.80M – $9.07M
NOI $543,994 @ 7.0% cap · market cap 5.73%
Theoretical Best
Office A
$16.47M
$14.41M – $19.21M
NOI $1,152,637 @ 7.0% cap · market cap 12.13%
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
16
Businesses Nearby
Explore this area
Business Placement
Demographics for 80513, CO
15,824
Population
6,563
Households
2.4
Avg Household Size
42
Median Age
44%
College-Educated
97%
High-School Grad
71.4 sq mi
ZIP Area
222
Density / Sq Mi
$117,024
Median Household Income
$53,161
Median Earnings
$1,709
Median Rent
$558,100
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Manufacturing property - 61,346 SF industrial facility with rail access on 5.02 acres.
Where is this manufacturing property located?
The property is located at 801 N 2 St Berthoud, CO.
What is the asking price?
The asking price for this property is $9,500,000.
What are key features of this property?
This property features: Rare rail spur with 2 dock doors connects to BNSF Railway; Expansive 61,346 square foot industrial facility on 5.02 acres with up to 33‑foot ceiling height.; Heavy‑duty 3,000 amps of 277/480V 3‑phase electricity and HVAC throughout.
