Two-Building Office
For Sale
$550,000
2034 I-70 Frontage Road, De Beque, CO 81630
CommercialSale, De Beque, CO
Property Size1,740 SF
Lot Size2.19 Acres
Price / SF$316.09
Days on Market161
Property Features for 2034 I-70 Frontage Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
SC
Directions
Head east on I-70 get off on exit 62 (DeBeque) Turn south at the stop sign (45 1/2 Road) and then turn west onto I-70 frontage road. Follow the road for a mile and then property will be on the east (left) side of the road.
Subdivision
Debeque
Standard status
Active
Lot size
2.19 Acres
Taxes and HOA fees
Tax Annual Amount
7840
Amenities
water shed
work shed
utility cover
water feature
foundation
Listing Agency:
COLDWELL BANKER DISTINCTIVE PROPERTIES
(970) 243-0456
Listed By:
Kaci Pinnt · License #FA100074086
(970) 779-4047
Added: Mar 13
Changed: Aug 20
Last Checked: Aug 20 at 1:06AM
MLS# 20261143
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.
The property includes two 2-story office buildings measuring 870 square feet each. An additional foundation is in place and currently serves as RV parking, while an extension has been added to the easternmost building. Supporting improvements include a water shed, work shed, utility cover, water feature, and an entry gate. The site is fully fenced and encompasses 2.19 acres.
Located along I-70 Frontage Road in De Beque, the property provides an office-oriented commercial setting with existing structures and supplemental outdoor improvements. The additional foundation creates another defined area within the site, subject to the applicable construction and land-use requirements.
Located along I-70 Frontage Road in De Beque, the property provides an office-oriented commercial setting with existing structures and supplemental outdoor improvements. The additional foundation creates another defined area within the site, subject to the applicable construction and land-use requirements.
Key Highlights
- Two 2‑story office buildings measuring 870 square feet each
- 2.19‑acre fully fenced property on I‑70 Frontage Road
- Additional foundation currently used for RV parking
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
$16,443
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
2.99%
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%
$328,860
$328.9K
Cap Rate 7%
$234,900
$234.9K
Cap Rate 9%
$182,700
$182.7K
Market Conditions
NOI Build-Up for 1,740 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
$31.3K $18.00/SF
− Vacancy
−$9.4K −$5.40/SF
EGI
$21.9K $12.60/SF
− OpEx
−$5.5K −$3.15/SF
NOI
$16.4K $9.45/SF
Area
Mesa County, CO
Vacancy
30.00%
Lease Rate
$18.00 /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%
$328,860
Cap Rate 7%
$234,900
Cap Rate 9%
$182,700
Alternative Uses
Best Use
Office B
$234.9K
$205.5K – $274.1K
NOI $16,443 @ 7.0% cap · market cap 2.99%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$3.30M
$2.89M – $3.85M
NOI $231,142 @ 7.0% cap · market cap 42.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
8
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Fenced commercial property with office buildings, accessory improvements, and an additional building foundation.
Where is this office units located?
The property is located at 2034 I-70 Frontage Road De Beque, CO.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Two 2‑story office buildings measuring 870 square feet each; 2.19‑acre fully fenced property on I‑70 Frontage Road; Additional foundation currently used for RV parking
