Retail Storefront
For Sale
$625,000
220 E Aspen Avenue, Fruita, CO 81521
CommercialSale, Fruita, CO
Property Size4,600 SF
Price / SF$135.87
Days on Market324
Property Features for 220 E Aspen Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
DMU
Directions
Located at the intersection of Aspen Ave & Peach St.
Subdivision
Fruita
Standard status
Active
Taxes and HOA fees
Tax Annual Amount
9310
Listing Agency:
CHESNICK REALTY, LLC
(970) 858-8238
Listed By:
Lori Chesnick · License #501
(970) 260-0550
Added: Oct 20, 2025
Changed: Sep 7
Last Checked: Sep 8 at 12:06PM
MLS# 20254987
Copyright © 2026 Grand Junction Area Association of Realtors. 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 4,600-square-foot storefront building occupies a downtown Fruita location on E Aspen Avenue. The property has supported a variety of commercial businesses over time, including Waddell's Market and Kim's Auto Parts, providing an established retail setting for continued use or a new operation.
The building sits next to a City of Fruita parking lot, adding convenient nearby parking to its downtown placement. The property is offered as a commercial building, with the source information also describing an option to acquire the business and inventory together with the real estate.
The building sits next to a City of Fruita parking lot, adding convenient nearby parking to its downtown placement. The property is offered as a commercial building, with the source information also describing an option to acquire the business and inventory together with the real estate.
Key Highlights
- 4,600‑square‑foot storefront building
- Located on E Aspen Avenue in downtown Fruita
- Adjacent to a City of Fruita parking lot
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
$43,632
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
6.98%
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%
$872,640
$872.6K
Cap Rate 7%
$623,314
$623.3K
Cap Rate 9%
$484,800
$484.8K
Market Conditions
NOI Build-Up for 4,600 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
$66.2K $14.40/SF
− Vacancy
−$3.9K −$0.85/SF
EGI
$62.3K $13.55/SF
− OpEx
−$18.7K −$4.07/SF
NOI
$43.6K $9.49/SF
Area
Mesa County, CO
Vacancy
5.90%
Lease Rate
$14.40 /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%
$872,640
Cap Rate 7%
$623,314
Cap Rate 9%
$484,800
Alternative Uses
Best Use
Retail
$623.3K
$545.4K – $727.2K
NOI $43,632 @ 7.0% cap · market cap 6.98%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$8.73M
$7.64M – $10.18M
NOI $611,064 @ 7.0% cap · market cap 97.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
831
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 81521, CO
16,446
Population
6,531
Households
2.5
Avg Household Size
40
Median Age
32%
College-Educated
94%
High-School Grad
181.6 sq mi
ZIP Area
91
Density / Sq Mi
$82,632
Median Household Income
$41,801
Median Earnings
$1,249
Median Rent
$385,300
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Flowers By Jimmie — 218 E Aspen Ave, Fruita, CO 81521
Frequently Asked Questions
What type of property is this?
Storefront property - Downtown Fruita storefront positioned beside a City of Fruita parking lot.
Where is this storefront property located?
The property is located at 220 E Aspen Avenue Fruita, CO.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: 4,600‑square‑foot storefront building; Located on E Aspen Avenue in downtown Fruita; Adjacent to a City of Fruita parking lot
