Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$4,260,000
Retail space
400 College Ave Fort Collins, CO 80524-2409
Entity Owned
~
Est. High Equity
Property ID
US13-1087020
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1938
Construction
WOOD FRAME
Total area
16,986 SF
Lot
0.57 ac (24,873 SF)
APN
97122-00-019
UPID
US13-1087020
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Time Emporium Escape Rooms: Fort Collins Arcade & Gaming Center
-
River Wind Art Glass Interior Design Home Decor Store
-
LoCo Think Tank Business Service Center
-
Looking Glass Escape Lounge Bar & Pub Nightclub
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.94M
Comparable Approach
Comparable
$4.60M
Blend (final)
Blend
$4.26M
Owner & transaction history
Fort Cheebs LLC
Fort Cheebs LLC
since 2025
Last sale
$4.3M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$5.8M
+2.6%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Fort Collins submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Collins submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$4,270,000
6.5%
$3,940,000
7%
$3,660,000
Alternative Use
Use
Estimation
RETAIL STORES
$5,645,000
Current use
MEDICAL BUILDING
$5,790,000
Change: +3% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$5,610,000
Change: -1% · Conversion: Difficult
OFFICE BUILDING
$5,370,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$4.26M
Range $3.83M – $4.69M · ±10% · vs last sale $4.25M (Dec 30 2025)
Last sale anchor
$4.25M
Dec 30 2025
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$251 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$77,050
Tax year 2023
Assessed value
$808,515
Assessed 2023
Previous assessed
$615,728
+31.3% YoY
Effective rate
9.53%
On assessed value
Assessed land
$138,803
Assessed improvement
$669,712
Land market value
$497,500
Improvement market value
$2,400,400
Total market value
$2,897,900
Applied tax rate
1,109.0000
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1938
Construction
WOOD FRAME
Heating
FORCED AIR
Stories
2
Total area
16,986 SF
Lot
0.57 ac (24,873 SF)
APN
97122-00-019
UPID
US13-1087020
Jurisdiction
LARIMER
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$5.6M
MEDICAL BUILDING
Est. value
$5.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.6M
OFFICE BUILDING
Est. value
$5.4M
RETAIL STORES Current
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1938
Construction
WOOD FRAME
Heating
FORCED AIR
Stories
2
Lot
0.57 ac
Current owner
From public records · entity-resolved
Fort Cheebs LLC
Entity
Mailing address
8026 N COUNTY RD 19, FORT COLLINS, CO 80524-5210
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2025
$4,250,000
Fort Cheebs LLC
Jennings Invetments LLC
Warranty Deed
$3,400,000 · Union Bank & Trust Co
Jan 17, 2024
—
Jennings Investments LLC
—
Deed
related
$1,670,099 · Firstbank
Jan 24, 2019
$2,300,000
Jennifer Investments LLC
Secelsior Leader LLC
Special Warranty Deed
$1,840,000 · Independent Bank
Feb 3, 2014
—
Excelsior Leader LLC
Fearnot Investments LLC
Quit Claim Deed
related
—
May 28, 2010
—
North College Lofts LLC
Green Courte Acquisition II Ll
Quit Claim Deed
related
—
May 18, 2010
—
Fearnot Investments LLC
400 North College LLC
Grant Deed
related
—
Apr 29, 2010
—
400 North College LLC
North College Lofts LLC
Quit Claim Deed
related
—
Dec 16, 2009
—
North College Lofts LLC
—
Trustees Deed
related
$750,000 · Timothy W Hasler
May 22, 2007
—
North College Lofts LLC
303 North College LLC
Quit Claim Deed
related
—
Apr 26, 2007
—
North College Lofts LLC
303 North College LLC
Quit Claim Deed
related
$475,000 · A W Fleming & Co
Jan 28, 2005
—
303 North College LLC
Garner,earnest T & Marilyn S
Grant Deed
related
—
Nov 18, 2004
—
303 North College LLC
North College Lofts LLC
Quit Claim Deed
related
—
Nov 18, 2004
$1,400,000
North College Lofts LLC
Garner,earnest T & Marilyn S
Warranty Deed
$1,134,759 · Bank Of Choice W Greeley
Nov 18, 2004
$350,000
Aw Fleming & Co
North College Lofts LLC
Warranty Deed
—
—
—
303 North College LLC
—
Deed Of Trust
related
$100,000 · Aw Fleming & Co
—
—
Excelsior Leader LLC
—
Deed Of Trust
related
$199,900 · Fearnot Investments LLC
—
—
Excelsior Leader LLC
—
Deed Of Trust
related
$1,350,000 · Adams Bk&tr
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 400 College Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
