Built-Out Conventional
For Sale
Under Contract
$2,000,000
3245 I-70 Business Loop, Clifton, CO 81520
COMMERCIAL - Clifton, CO
Property Size7,269 SF
Lot Size0.90 Acres
Price / SF$275.14
Days on Market375
Property Features for 3245 I-70 Business Loop
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Security features
Security System
Lot features
Landscaped
Directions
Get onto I-70 Business Loop East (I-70 BL) If you're coming from Grand Junction, head toward US-6/I-70 Business Loop-sometimes labeled as US-6, depending on your route Follow I-70 Business Loop eastbound Continue along this route heading into Clifton. Arrive at 3245 I-70 Business Loop The restaurant ''Dos Hombres'' is located at this address. It should be on your right if you're he
Subdivision
Out of Area
Standard status
Active Under Contract
APN
294311285002
Size
7,269 SF
Lot size
0.90 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
LOT 2 A-P REPLAT AMENDED PER PLAT AT RN 2913771 RECD 02/18/2020 SEC 11 1S 1E UM - 0.90AC/39,204.00SQ FT
Tax Annual Amount
30791
Legal Description
LOT 2 A-P REPLAT AMENDED PER PLAT AT RN 2913771 RECD 02/18/2020 SEC 11 1S 1E UM - 0.90AC/39,204.00SQ FT
Utilities
Water source
Public
Amenities
full commercial kitchen
complete service bar
1,000-gallon grease trap
Building Details
Year built
2001
Building materials
Stucco
Listing Agency:
Property Professionals
(970) 625-2255
Listed By:
Miriam Salvidrez Gutierrez
(970) 987-7700
Added: Aug 16, 2025
Changed: Aug 4
Last Checked: Aug 25 at 7:06AM
MLS# 189773
Copyright © 2026 Aspen Glenwood 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 7,269-square-foot conventional restaurant property was built in 2001 and is configured for restaurant or retail use. Improvements include a commercial kitchen, service bar, furniture, fixtures, equipment, and a 1,000-gallon grease trap. The kitchen includes two chef base refrigerators, a steam table, griddle, grill, and two ovens. Reupholstered booths are also included.
Recent improvements include a roof, hot water tanks, and make-up air unit completed in 2021, along with a newer A/C unit and updated kitchen equipment. The property sits on 0.9 acres along I-70 Business Loop in Clifton and includes plentiful parking. Commercial zoning and public water support the existing commercial configuration.
Recent improvements include a roof, hot water tanks, and make-up air unit completed in 2021, along with a newer A/C unit and updated kitchen equipment. The property sits on 0.9 acres along I-70 Business Loop in Clifton and includes plentiful parking. Commercial zoning and public water support the existing commercial configuration.
Key Highlights
- 7,269‑square‑foot restaurant property on 0.9 acres
- Full commercial kitchen, service bar, FF&E, and 1,000‑gallon grease trap
- Kitchen equipment includes two chef base refrigerators, steam table, griddle, grill, and two ovens
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
$106,821
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
5.34%
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%
$2,136,420
$2.1M
Cap Rate 7%
$1,526,014
$1.5M
Cap Rate 9%
$1,186,900
$1.2M
Market Conditions
NOI Build-Up for 7,269 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
$154.4K $21.24/SF
− Vacancy
−$12.0K −$1.65/SF
EGI
$142.4K $19.59/SF
− OpEx
−$35.6K −$4.90/SF
NOI
$106.8K $14.70/SF
Area
Mesa County, CO
Vacancy
7.75%
Lease Rate
$21.24 /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%
$2,136,420
Cap Rate 7%
$1,526,014
Cap Rate 9%
$1,186,900
Alternative Uses
Best Use
Specialty Retail
$1.53M
$1.34M – $1.78M
NOI $106,821 @ 7.0% cap · market cap 5.34%
Second Best
Retail
$985.0K
$861.9K – $1.15M
NOI $68,949 @ 7.0% cap · market cap 3.45%
Theoretical Best
Healthcare Medical
$13.79M
$12.07M – $16.09M
NOI $965,614 @ 7.0% cap · market cap 48.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Grease trap
Location Intelligence
Trade Area within ½ mile
504
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 81520, CO
14,042
Population
5,411
Households
2.6
Avg Household Size
35
Median Age
11%
College-Educated
81%
High-School Grad
20.5 sq mi
ZIP Area
685
Density / Sq Mi
$50,769
Median Household Income
$34,375
Median Earnings
$1,013
Median Rent
$228,000
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.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Commercial restaurant property with a full kitchen, service bar, installed equipment, and updated building systems.
Where is this conventional restaurant located?
The property is located at 3245 I-70 Business Loop Clifton, CO.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: 7,269‑square‑foot restaurant property on 0.9 acres; Full commercial kitchen, service bar, FF&E, and 1,000‑gallon grease trap; Kitchen equipment includes two chef base refrigerators, steam table, griddle, grill, and two ovens
