Quadplex with
New
For Sale
$408,000
585 Roan Creek Road, De Beque, CO 81630
Residential, De Beque, CO
Property Size4,104 SF
Lot Size0.34 Acres
Price / SF$99.42
Days on Market2
Property Features for 585 Roan Creek Road
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
Multi Family 4-8
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 3, Bedroom 7, Bedroom 1, Bedroom 6, Bathroom 2, Bedroom 8, Bathroom 4, Bedroom 3, Bathroom 1, Bedroom 4, Bedroom 2, Bedroom 5
Patio and Porch features
Deck
Subdivision
Elliott
Elementary school
Debeque
Middle school
Debeque
High school
Debeque
Directions
From the interstate take the De Beque Exit go over bridge look for apartments
Standard status
Active
APN
2445-272-17-006
Size
4,104 SF
Lot size
0.34 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
1044
Utilities
Heating system
Hot Water(Heating), Natural Gas
Water source
Public
Building Details
Year built
1981
Floors in Building
2
Number of units
4
Flooring type
Vinyl, Carpet
Building materials
Masonite, WoodSiding, WoodFrame
Roof type
Asphalt, Composition
Architectural style
Other
Listing Agency:
REAL ESTATE WEST
(970) 243-7100
Listed By:
Edna Davis · License #FA1113225
(970) 250-6081
Added: Sep 8
Last Checked: Sep 9 at 6:06AM
MLS# 20264512
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 four-unit residential property was built in 1981 and occupies a 0.34-acre site. The improvements use wood-frame construction with Masonite and wood siding, along with asphalt composition roofing. Interior finishes include vinyl and carpet flooring, while the building is served by public water and natural-gas hot-water heating. A deck provides exterior amenity space.
No leases are currently in place, and all four units are scheduled for eviction on October 16, 2026. The property requires work, making its existing condition and occupancy status important considerations for evaluation. The property is located at 585 Roan Creek Road in De Beque, Colorado.
No leases are currently in place, and all four units are scheduled for eviction on October 16, 2026. The property requires work, making its existing condition and occupancy status important considerations for evaluation. The property is located at 585 Roan Creek Road in De Beque, Colorado.
Key Highlights
- Four‑unit residential property on a 0.34‑acre site
- Built in 1981 with wood‑frame construction
- Public water and natural‑gas hot‑water heating
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
$37,481
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
9.19%
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%
$749,620
$749.6K
Cap Rate 7%
$535,443
$535.4K
Cap Rate 9%
$416,456
$416.5K
Market Conditions
NOI Build-Up for 4,104 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
$73.9K $18.00/SF
− Vacancy
−$5.7K −$1.40/SF
EGI
$68.1K $16.61/SF
− OpEx
−$30.7K −$7.47/SF
NOI
$37.5K $9.13/SF
Area
Mesa County, CO
Vacancy
7.75%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
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%
$749,620
Cap Rate 7%
$535,443
Cap Rate 9%
$416,456
Alternative Uses
Best Use
Multifamily LT 5
$583.1K
$510.2K – $680.3K
NOI $40,817 @ 7.0% cap · market cap 10.00%
Second Best
Apartment 5plus
$535.4K
$468.5K – $624.7K
NOI $37,481 @ 7.0% cap · market cap 9.19%
Theoretical Best
Healthcare Medical
$7.79M
$6.81M – $9.09M
NOI $545,175 @ 7.0% cap · market cap 133.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
64
Businesses Nearby
Explore this area
Business Placement
Demographics for 81630, CO
1,019
Population
437
Households
2.3
Avg Household Size
42
Median Age
19%
College-Educated
91%
High-School Grad
1,256.6 sq mi
ZIP Area
1
Density / Sq Mi
$72,344
Median Household Income
$43,750
Median Earnings
$1,275
Median Rent
$276,100
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Quadplex - Four-unit residential property with public water, natural-gas hot-water heating, and a deck.
Where is this quadplex located?
The property is located at 585 Roan Creek Road De Beque, CO.
What is the asking price?
The asking price for this property is $408,000.
What are key features of this property?
This property features: Four‑unit residential property on a 0.34‑acre site; Built in 1981 with wood‑frame construction; Public water and natural‑gas hot‑water heating
