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    Agricultural Production and Retail Farm Title is generated by Realmo AI

    3376 C Road, Palisade, CO 81526

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    Claim this Listing
    For Sale
    $2,800,000

    COMMERCIAL - Palisade, CO

    Added:
    Jan 8, 2026
    Days on Market:
    147
    Last Refresh:
    Jun 4 at 3:06 am

    Property Features for 3376 C Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active

    Taxes and HOA fees

    Tax Annual Amount
    2639

    We can help!

    Listing Contact
    Laura Black

    Listing agent Laura Black

    Listing office RE/MAX 4000, INC 120 W PARK DR STE 200, GRAND JUNCTION, CO

    Listing date Jan 8, 2026

    MLS# 20260083

    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.

    HighLights

    • Established business (30+ years) with a strong reputation for producing high‑quality, local Colorado products.
    • Prime location on over 7 irrigated acres in desirable East Orchard Mesa near Palisade, CO, with fertile land and a variety of fruit trees and raspberry shrubs.
    • Comprehensive facilities including a manufacturing facility, commercial kitchen, retail storefront, warehouse storage, and cold storage.
    • Diverse product range of 29 shelf‑stable products, including the popular Dad's Jalapeno Hot Sauce line, made from locally grown produce.
    • Multiple distribution channels including wholesale accounts, direct‑to‑consumer sales (on‑site retail and farm tours), and eCommerce.
    • Significant growth potential through expanded production and increased revenue.

    Overview

    Pear Blossom Farms is an established agricultural and food production operation built around a mature orchard setting and diversified plantings. The property is home to a variety of fruit trees, including peaches, cherries, apples, apricots, nectarines, pears, plums and pluots, along with over 1,000 feet of indigenous raspberry shrubs. Operations are supported by a manufacturing facility, commercial kitchen, retail storefront with sampling kitchen, warehouse storage, dry storage, and cold storage, providing a complete infrastructure for producing and handling shelf-stable products.

    Located in Palisade, Colorado on East Orchard Mesa, the property sits just south of the town of Palisade and is positioned on irrigated farmland. The business produces 29 shelf-stable items, including Dad's Jalapeno Hot Sauce, vinaigrette salad dressings, peach salsas, fruit syrups, jellies, fruit butters, and pickled products. Distribution is supported through wholesale relationships with restaurants, farm markets, and grocers, along with on-site retail and farm tours, and an eCommerce website storefront.

    This offering is well-suited for an owner-operator or agricultural/food production buyer seeking a multi-channel business with deep local roots. With a long track record of quality products and established sales channels, it offers practical upside for continued production, brand continuity, and further growth under new ownership.
    Property Profile Location Intelligence

    Current Use by Public Records

    Pear Blossom Farms Specialty Food Shop

    Suggested Use

    Restaurant Building Supply Hotel & Motel Grocery & Convenience Store Food Market Garden Center Electrical Service Home Appliance Store Bed & Breakfast Plumbing Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Palisade
    County
    Mesa
    State
    Colorado
    Longitude
    -108.4269622
    Latitude
    39.0486746

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    FAQs

    What type of property is this?
    Farm - Established orchard and food production operation with retail sampling, commercial kitchen, and cold storage for ongoing product distribution.
    Where is this farm located?
    The property is located at 3376 C Road Palisade, CO.
    What is the asking price?
    The asking price for this property is $2,800,000.
    What are key features of this property?
    This property features: Established business (30+ years) with a strong reputation for producing high‑quality, local Colorado products.; Prime location on over 7 irrigated acres in desirable East Orchard Mesa near Palisade, CO, with fertile land and a variety of fruit trees and raspberry shrubs.; Comprehensive facilities including a manufacturing facility, commercial kitchen, retail storefront, warehouse storage, and cold storage.
    (303) 921-9929
    We can help!
    Listing Contact
    Laura Black
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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