8-Unit Apartment
For Sale
$1,270,000
804 & 812 W Cedar Court, Fruita, CO 81521
Residential, Fruita, CO
Property Size8,176 SF
Lot Size0.19 Acres
Price / SF$155.33
Days on Market325
Property Features for 804 & 812 W Cedar Court
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
RMF
Bedrooms
16
Bathrooms
8
Full bathrooms
8
Rooms
Bathroom 4, Bedroom 6, Bathroom 8, Bedroom 16, Bathroom 6, Bedroom 12, Bedroom 15, Bathroom 1, Bedroom 10, Bedroom 3, Bedroom 5, Bathroom 5, Bathroom 2, Bedroom 11, Bedroom 7, Bedroom 2, Bedroom 1, Bathroom 3, Bedroom 8, Bedroom 4, Bedroom 9, Bathroom 7, Bedroom 13, Bedroom 14
Parking features
Assigned
Patio and Porch features
Patio, Deck
Interior features
CeilingFans, LaminateCounters, WindowTreatments
Appliances
Dishwasher, ElectricOven, ElectricRange, Disposal, Refrigerator
Lot features
Xeriscape
Elementary school
Rim Rock
Middle school
Fruita
High school
Fruita Monument
Directions
From Hwy 6 & 50, go North on Pine Street (18 Road) turn left on Cedar Glen Way, turn left on W Cedar Court.
Subdivision
Fruita
Standard status
Active
APN
2697-174-33-001/002
Size
8,176 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
6118
Utilities
Heating system
Baseboard, Natural Gas
Water source
Public
Amenities
in-unit washer/dryer hookups
Building Details
Year built
1995
Floors in Building
2
Number of units
8
Flooring type
Simulatedwood, Laminate, Carpet, Vinyl
Building materials
BrickVeneer, VinylSiding, WoodFrame
Roof type
Asphalt, Composition
Architectural style
Other
Listing Agency:
RE/MAX 4000, INC
(970) 241-4000
Listed By:
The Danny Kuta Team
(970) 250-3844
Added: Oct 17, 2025
Changed: Sep 4
Last Checked: Sep 6 at 12:06AM
MLS# 20254955
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 multifamily property includes two separate four-unit buildings containing eight apartments in total. Each residence provides two bedrooms, one bathroom, approximately 1,022 square feet, and hookups for an in-unit washer and dryer. The buildings were constructed in 1995 and sit on a 0.19-acre parcel with assigned parking, patios, and decks. Interior finishes include wood laminate flooring in six apartments and older carpet in two, while seven units have new water heaters. The roofs were replaced approximately 11–12 years ago.
All eight apartments are currently leased. Gas and electric service is individually metered and paid by residents; ownership pays for water, sewer, and trash. The property has no HOA and is located near schools, shopping, and Downtown Fruita. Public water serves the buildings, and construction includes brick veneer, vinyl siding, and wood framing.
All eight apartments are currently leased. Gas and electric service is individually metered and paid by residents; ownership pays for water, sewer, and trash. The property has no HOA and is located near schools, shopping, and Downtown Fruita. Public water serves the buildings, and construction includes brick veneer, vinyl siding, and wood framing.
Key Highlights
- Two separate 4‑unit buildings with 8 apartments total
- Each unit includes 2 bedrooms, 1 bath, and approximately 1,022 sq ft
- All 8 units are currently leased
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
$74,669
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
5.88%
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%
$1,493,380
$1.5M
Cap Rate 7%
$1,066,700
$1.1M
Cap Rate 9%
$829,656
$829.7K
Market Conditions
NOI Build-Up for 8,176 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
$147.2K $18.00/SF
− Vacancy
−$11.4K −$1.40/SF
EGI
$135.8K $16.61/SF
− OpEx
−$61.1K −$7.47/SF
NOI
$74.7K $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%
$1,493,380
Cap Rate 7%
$1,066,700
Cap Rate 9%
$829,656
Alternative Uses
Best Use
Apartment 5plus
$1.07M
$933.4K – $1.24M
NOI $74,669 @ 7.0% cap · market cap 5.88%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$15.52M
$13.58M – $18.10M
NOI $1,086,100 @ 7.0% cap · market cap 85.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
316
Businesses Nearby
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Two separate buildings offer leased apartments with private laundry hookups and individually metered gas and electric service.
Where is this apartment building located?
The property is located at 804 & 812 W Cedar Court Fruita, CO.
What is the asking price?
The asking price for this property is $1,270,000.
What are key features of this property?
This property features: Two separate 4‑unit buildings with 8 apartments total; Each unit includes 2 bedrooms, 1 bath, and approximately 1,022 sq ft; All 8 units are currently leased
