Manufacturing Facility with Cold
For Sale
$4,750,000
2127 Airport Road, Rifle, CO 81650
COMMERCIAL - Rifle, CO
Property Size27,461 SF
Lot Size2.39 Acres
Price / SF$172.97
Days on Market313
Property Features for 2127 Airport Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Light Commercial
Directions
I-70 Exit 90 Rifle, Co. 81650. South on Hwy13/Taugenbaugh Blvd. to roundabout, east on Airport Road. Building on the right.
Subdivision
Rifle
Standard status
Active
APN
217715406002
Size
27,461 SF
Lot size
2.39 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
Section:15 Township: 6 Range: 93 Subdivision: GOLDBERG- TARASIUK MINOR SUB Lot: 2 11587 Sq. Ft.
Tax Annual Amount
33195
Legal Description
Section:15 Township: 6 Range: 93 Subdivision: GOLDBERG- TARASIUK MINOR SUB Lot: 2 11587 Sq. Ft.
Amenities
employee apartment
Building Details
Year built
1999
Listing Agency:
Property Professionals
(970) 625-2255
Listed By:
Thomas Barnabic
(970) 274-2351
Added: Oct 6, 2025
Changed: Aug 4
Last Checked: Aug 14 at 5:06PM
MLS# 190409
Copyright © 2026 Aspen Glenwood MLS. 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 27,461-square-foot manufacturing facility occupies approximately 2.39 acres and was built in 1999. The building features insulated-panel construction, cold storage, and a USDA-certified and monitored meat-processing build-out. Improvements include full-building fire suppression, 3-phase 480/800 Amp electrical service, 15 loading dock doors, two ramp-equipped docks, office space, and a three-bedroom, two-bath apartment for employees. Fixtures, furniture, equipment, and USDA meat-processing permitting are included. A 7,200-square-foot portion is leased and provides income, while the building can be adapted for other uses.
The property is located at 2127 Airport Road in Rifle, between The Rifle Walmart and Garfield County Airport. It offers direct access to I-70 and is positioned between Denver and Salt Lake City, with regional reach toward Colorado resort communities and Grand Junction. The site is zoned Light Commercial.
The property is located at 2127 Airport Road in Rifle, between The Rifle Walmart and Garfield County Airport. It offers direct access to I-70 and is positioned between Denver and Salt Lake City, with regional reach toward Colorado resort communities and Grand Junction. The site is zoned Light Commercial.
Key Highlights
- 27,461‑square‑foot manufacturing building on approximately 2.39 acres
- USDA‑certified and monitored cold‑storage meat‑processing improvements
- 15 loading dock doors, including two with ramps
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
$193,060
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
4.06%
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%
$3,861,200
$3.9M
Cap Rate 7%
$2,758,000
$2.8M
Cap Rate 9%
$2,145,111
$2.1M
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
$247.1K $9.00/SF
− Vacancy
−$20.0K −$0.73/SF
EGI
$227.1K $8.27/SF
− OpEx
−$34.1K −$1.24/SF
NOI
$193.1K $7.03/SF
Area
Garfield County, CO
Vacancy
8.10%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$3,861,200
Cap Rate 7%
$2,758,000
Cap Rate 9%
$2,145,111
Alternative Uses
Best Use
Warehouse
$2.76M
$2.41M – $3.22M
NOI $193,060 @ 7.0% cap · market cap 4.06%
Second Best
Industrial
$2.27M
$1.99M – $2.65M
NOI $158,991 @ 7.0% cap · market cap 3.35%
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
Lease Details
15
Dock-high doors
Yes
Sprinkler system
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
177
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?
Manufacturing property - Light Commercial manufacturing property with refrigerated processing improvements, loading capacity, office space, and an employee apartment.
Where is this manufacturing property located?
The property is located at 2127 Airport Road 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: 27,461‑square‑foot manufacturing building on approximately 2.39 acres; USDA‑certified and monitored cold‑storage meat‑processing improvements; 15 loading dock doors, including two with ramps
