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2716 S College Ave, Fort Collins, CO 80525
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Property summary
AI-generated overview
Located at 2716 S College Avenue in Fort Collins, this commercial space has frontage on College Avenue and is configured for customer-facing use, with a reception area and an interior layout that can be adapted for retail or office functions. The space was previously used as a spa and is suitable for alternative retail or office occupancies, taking advantage of its position among nearby businesses including CrossFit, CorePower Yoga, and Sherwin-Williams.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1971
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
14,950 SF
Lot
1.07 ac (46,609 SF)
APN
97252-22-010
UPID
US13-0987649
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Insurance Agency
-
Gym & Fitness Center
-
Specialty Food Shop
-
Furniture & Home Goods
-
Hair Salon Nail Salon
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.16M
CAP Approach
CAP
$3.47M
Comparable Approach
Comparable
$3.49M
Blend (final)
Blend
$4.06M
Owner & transaction history
since 2020
Last sale
$3.1M
1 recorded transaction
Zoning & alternative use
Top alternative use upside
Medical building
$5.0M
+25.0%
Apartment house (5+ units)
$4.9M
+23.5%
Office building
$4.0M
+0.4%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$4.06M
Value range
$3.65M – $4.47M
±10% around blend
Estimated value / SF
$272 / SF
Confidence
Property data
88
Market benchmarks
100
Comparable evidence
60
Income certainty
100
$3.65M
blend $4.06M
$4.47M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
14,950 SF
Lot area
1.07 ac
Year built
1971
Stories
1
APN
97252-22-010
Assessed value
$644,407
Annual tax
$58,067
3
Income approach: direct capitalization
Partial preview
Income approach indication
$3.47M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$3.76M
@ 6.5% CAP return
$3.47M
@ 7% CAP return
$3.22M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$58,067
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$3.49M
Range $2.67M – $5.04M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$4.06M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 24 sales
$267
+2%
Submarket 91 sales
$290
-7%
County 154 sales
$264
+3%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $272/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+25%
vs current-use indication
Apartment House (5+ Units)
Office Building
Retail Stores · current use
Auto Repair, Garage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
5.60%
Selected cap rate for this retail space
Derived from the Fort Collins market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.60%
9.0%
NOI (est.)
$18k *
Last sale · Jan 2020
$3.14M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$324k
Move the market yield to see immediate price impact.
Value / SF
$22
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.10%5.60%6.10%
$16k
$320k
$291k
$267k
$18k
$355k
$324k
$297k
$20k
$391k
$356k
$327k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$58,067
Tax year 2023
Assessed value
$644,407
Assessed 2023
Previous assessed
$644,407
+0.0% YoY
Effective rate
9.01%
On assessed value
Assessed land
$233,300
Assessed improvement
$411,107
Land market value
$836,200
Improvement market value
$1,473,500
Total market value
$2,309,700
Applied tax rate
1,100.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
1971
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
GAS
Cooling
AC.PACKAGE
Stories
1
Units
6
Total area
14,950 SF
Lot
1.07 ac (46,609 SF)
APN
97252-22-010
UPID
US13-0987649
Jurisdiction
LARIMER
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1971
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
GAS
Cooling
Yes
Stories
1
Units
6
Lot
1.07 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
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What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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