Rifle Industrial Building with Cold
For Sale
$4,750,000
2127 Airport Rd, Rifle, CO 81650
27,461 SF industrial building with cold storage and retail potential.
Property Size27,461 SF
Lot Size2.39 Acres
Price / SF$172.97
Days on Market321
Property Features for 2127 Airport Rd
General Information
Standard status
Active
Size
27,461 SF
Lot size
2.39 Acres
Taxes and HOA fees
Annual Taxes
$33,195
Listing Agency:
PROPERTY PROFESSIONALS
(970) 625-2255
Listed By:
Thomas Barnabic
(970) 625-2255
Source:
Exprealty
Added: Oct 6, 2025
Changed: Aug 20
Last Checked: Aug 22 at 12:12PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of PROPERTY PROFESSIONALS
Investment Insights
Based on property information with market context.
The property features an approximately 27,461 square foot dock-high building situated on approximately 2.39 acres. The core structure is constructed with insulated panels and includes an extensive cold storage and USDA-certified and monitored meat processing build-out. A full fire suppression system is installed throughout the building. Electrical service is 3 Phase 480/800 Amp. The property has 15 loading dock doors, two of which have ramps. The building includes an office area and a 3-bedroom, 2-bath apartment for employees. Located on Airport Road in Rifle, Colorado, 81650, the property is positioned between the Rifle Walmart and the Garfield County Airport, offering significant retail potential. It provides convenient access to I-70, situated directly between Denver and Salt Lake City, making it a strategic location for distribution to Colorado resort communities, Grand Junction, and beyond. Fixtures, furniture, and equipment, as well as USDA meat processing permitting, are included in the sale, presenting an incredible turnkey opportunity for a new operator. The building can be easily repurposed for other uses. 7,200 square feet are currently leased, providing income. Rifle, Colorado, and the Garfield County Airport are experiencing rapid growth due to the westward expansion from the resorts of Aspen and Vail. The seller is offering an adjacent approximately 1.94-acre vacant lot, listed separately, for $490,000 if purchased with the building in the same transaction, providing opportunities for expansion or other development uses. The property is also available for lease at $12 per square foot per year, NNN.
Key Highlights
- USDA Certified and Monitored Meat Processing Facility: A turnkey operation with existing permitting and equipment included.
- Strategic Location: Situated on Airport Road in Rifle, CO, with convenient I‑70 access between Denver and Salt Lake City, ideal for distribution to resort communities and beyond.
- Income‑Generating Potential: 7,200 Sq. Ft. currently leased, providing immediate income.
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
$332,168
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
6.99%
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%
$6,643,360
$6.6M
Cap Rate 7%
$4,745,257
$4.7M
Cap Rate 9%
$3,690,756
$3.7M
Market Conditions
NOI Build-Up for 27,461 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
$494.3K $18.00/SF
− Vacancy
−$19.8K −$0.72/SF
EGI
$474.5K $17.28/SF
− OpEx
−$142.4K −$5.18/SF
NOI
$332.2K $12.10/SF
Area
Garfield County, CO
Vacancy
4.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$6,643,360
Cap Rate 7%
$4,745,257
Cap Rate 9%
$3,690,756
Alternative Uses
Best Use
Retail
$4.75M
$4.15M – $5.54M
NOI $332,168 @ 7.0% cap · market cap 6.99%
Second Best
Warehouse
$2.76M
$2.41M – $3.22M
NOI $193,060 @ 7.0% cap · market cap 4.06%
Theoretical Best
Office A
$7.19M
$6.29M – $8.39M
NOI $503,419 @ 7.0% cap · market cap 10.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
Explore this area
Business Placement
Demographics for 81650, CO
14,336
Population
5,088
Households
2.8
Avg Household Size
34
Median Age
17%
College-Educated
85%
High-School Grad
1,022.7 sq mi
ZIP Area
14
Density / Sq Mi
$81,506
Median Household Income
$41,982
Median Earnings
$1,236
Median Rent
$397,100
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Distribution property - 27,461 SF industrial building with cold storage and retail potential.
Where is this distribution property located?
The property is located at 2127 Airport Rd Rifle, CO.
What is the asking price?
The asking price for this property is $4,750,000.
What are key features of this property?
This property features: USDA Certified and Monitored Meat Processing Facility: A **turnkey operation** with existing permitting and equipment included.; Strategic Location: Situated on Airport Road in Rifle, CO, with convenient I‑70 access between Denver and Salt Lake City, ideal for distribution to resort communities and beyond.; Income‑Generating Potential: **7,200 Sq. Ft. currently leased**, providing immediate income.
