Mountain Lakeside Storefront
For Sale
$1,200,000
92 Hiawatha Hwy, Red Feather Lakes, CO 80545
Commercial Sale, Red Feather Lakes, CO
Property Size2,740 SF
Lot Size1.90 Acres
Price / SF$437.96
Days on Market223
Property Features for 92 Hiawatha Hwy
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
C
Subdivision
Hiawatha Hills
Lot features
Native Grass, Level, Sloping Lot
View
Water
Elementary school
Cache La Poudre
High school
Poudre
Elementary school district
Poudre
Middle school district
Poudre
High school district
Poudre
Directions
From Livermore junction US Hwy 287, head west on CR 74E for approx. 24 mmi to CR 67J, turn right (north), go .7 mi to Hiawatha Hwy. Turn left (west) up the hill, property on right at the top of the hill.
Standard status
Active
APN
R0701874
Lot size
1.90 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
6167
Utilities
Sewer type
Septic Tank
Heating system
Forced Air
Cooling system
Central Air
Water source
Well
Amenities
ADA Parking
ADA compliant bathroom
additional bathrooms
storage
Building Details
Year built
1977
Building materials
Frame, Stone, Wood Siding, Ceiling: 8-10 Feet, Floor: Vinyl, Floor: Ceramic Tile, Floor: Carpet
Roof type
Metal, Wood
Listing Agency:
Resident Realty
(970) 282-8585
Listed By:
Ronda Hyken · License #FA100049917
(970) 443-0982
Added: Jan 10
Changed: Aug 20
Last Checked: Aug 21 at 8:06AM
MLS# 1049348
Copyright © 2026 IRES MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,740-square-foot commercial building occupies 1.9 acres and has served as a retail storefront for five years. The property includes four separate entrances, interior and exterior storage, multiple bathrooms, an ADA-compliant bathroom, and ADA parking. Its layout can accommodate retail, office, showroom, or other commercial configurations, subject to applicable approvals. The building features frame and stone construction with wood siding, vinyl, ceramic tile, and carpet flooring, along with forced-air heat and central air conditioning. A new metal roof was installed in 2025, and the property also has newer windows, flooring, furnace, and well.
The property overlooks two mountain lakes and the Village of Red Feather Lakes. Water is supplied by a well and wastewater service is provided by a septic tank. The offering is for the real estate only; business assets, equipment, fixtures, and inventory may be addressed separately.
The property overlooks two mountain lakes and the Village of Red Feather Lakes. Water is supplied by a well and wastewater service is provided by a septic tank. The offering is for the real estate only; business assets, equipment, fixtures, and inventory may be addressed separately.
Key Highlights
- 2,740 SF commercial building on 1.9 acres
- Four separate entrances support flexible space configuration
- ADA parking and ADA‑compliant bathroom
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
$38,841
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
3.24%
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%
$776,820
$776.8K
Cap Rate 7%
$554,871
$554.9K
Cap Rate 9%
$431,567
$431.6K
Market Conditions
NOI Build-Up for 2,740 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
$55.6K $20.28/SF
− Vacancy
−$3.8K −$1.38/SF
EGI
$51.8K $18.90/SF
− OpEx
−$12.9K −$4.73/SF
NOI
$38.8K $14.18/SF
Area
Larimer County, CO
Vacancy
6.80%
Lease Rate
$20.28 /SF/Yr
Expense Ratio
25.00%
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%
$776,820
Cap Rate 7%
$554,871
Cap Rate 9%
$431,567
Alternative Uses
Best Use
Office B
$554.9K
$485.5K – $647.4K
NOI $38,841 @ 7.0% cap · market cap 3.24%
Second Best
Retail
$342.5K
$299.7K – $399.6K
NOI $23,973 @ 7.0% cap · market cap 2.00%
Theoretical Best
Office A
$735.5K
$643.5K – $858.0K
NOI $51,482 @ 7.0% cap · market cap 4.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 80545, CO
1,051
Population
1,837
Households
0.6
Avg Household Size
59
Median Age
34%
College-Educated
96%
High-School Grad
285.2 sq mi
ZIP Area
4
Density / Sq Mi
$91,500
Median Household Income
$31,339
Median Earnings
$399,100
Median Home Value
Market
Vacancy Rate% for Office 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?
Storefront property - Retail-oriented commercial building with flexible office configurations, multiple entrances, parking, and ADA-accessible facilities.
Where is this storefront property located?
The property is located at 92 Hiawatha Hwy Red Feather Lakes, CO.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 2,740 SF commercial building on 1.9 acres; Four separate entrances support flexible space configuration; ADA parking and ADA‑compliant bathroom
