Fort Collins Commercial Building For
For Sale
$2,900,000
858 Frontage Rd, Fort Collins, CO 80524
11,630 SF commercial building on 1.34 acres in Fort Collins.
Property Size11,630 SF
Lot Size1.34 Acres
Price / SF$249.36
Days on Market166
Property Features for 858 Frontage Rd
General Information
Standard status
Active
Size
11,630 SF
Lot size
1.34 Acres
Property subtype
Industrial
Taxes and HOA fees
Annual Taxes
$52,584
Amenities
Central Air
3
CG
58565
Building Details
Year Built
2002
Listing Agency:
CBRE Inc
(970) 372-3007
Listed By:
TJ Antinora · License #100037168
(970) 402-5170
Source:
Xome
Added: Mar 27
Changed: Sep 8
Last Checked: Sep 8 at 4:26AM
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 11,630 square foot masonry building is situated on a 1.34-acre lot, offering excellent visibility and direct access from I-25. Located within the city limits of Fort Collins, Colorado, the property is zoned CG (General Commercial). This zoning provides an advantage, especially given the property's existing dealership use, offering a foothold in a high-demand corridor. The surrounding area features a mix of retail, hospitality, industrial, and residential properties. The site benefits from substantial traffic volume. The General Commercial District is intended for a wide range of community and regional retail uses, offices, and personal and business services. It can also accommodate other uses. While some areas within the General Commercial District may continue to support auto-related and auto-oriented uses, the city aims to emphasize safe and convenient personal mobility in various forms, with planning and design that accommodates pedestrians.
Key Highlights
- Existing dealership use provides an exclusive foothold in a high‑demand corridor.
- Zoned CG (General Commercial) offering a wide range of development, redevelopment, and infill possibilities.
- Excellent visibility and direct access from I‑25.
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
$175,406
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
6.05%
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%
$3,508,120
$3.5M
Cap Rate 7%
$2,505,800
$2.5M
Cap Rate 9%
$1,948,956
$1.9M
Market Conditions
NOI Build-Up for 11,630 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
$263.8K $22.68/SF
− Vacancy
−$13.2K −$1.13/SF
EGI
$250.6K $21.55/SF
− OpEx
−$75.2K −$6.46/SF
NOI
$175.4K $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%
$3,508,120
Cap Rate 7%
$2,505,800
Cap Rate 9%
$1,948,956
Alternative Uses
Best Use
Retail
$2.51M
$2.19M – $2.92M
NOI $175,406 @ 7.0% cap · market cap 6.05%
Second Best
Industrial
$1.67M
$1.46M – $1.95M
NOI $116,986 @ 7.0% cap · market cap 4.03%
Theoretical Best
Office A
$3.03M
$2.65M – $3.53M
NOI $211,992 @ 7.0% cap · market cap 7.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
231
Businesses Nearby
Explore this area
Business Placement
Demographics for 80524, CO
39,030
Population
17,548
Households
2.2
Avg Household Size
37
Median Age
52%
College-Educated
94%
High-School Grad
122.7 sq mi
ZIP Area
318
Density / Sq Mi
$84,440
Median Household Income
$45,046
Median Earnings
$1,623
Median Rent
$527,700
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Retail property - 11,630 SF commercial building on 1.34 acres in Fort Collins.
Where is this retail property located?
The property is located at 858 Frontage Rd Fort Collins, CO.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: Existing dealership use provides an exclusive foothold in a high‑demand corridor.; Zoned CG (General Commercial) offering a wide range of development, redevelopment, and infill possibilities.; Excellent visibility and direct access from I‑25.
