Downtown
For Sale
$230,000
227 2nd Street #A & B, Clifton, CO 81520
Two-unit residential property with one owner-occupied side and a one-bedroom side that has been unrented for some time.
Property Size1,700 SF
Price / SF$135.29
Days on Market19
Property Features for 227 2nd Street #A & B
General Information
Standard status
Active
Size
1,700 SF
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
Some TLC
Additional Details
Multifamily Units
2
Building Details
Year Built
1907
Listing Agency:
BRAY REAL ESTATE
(970) 260-0111
Listed By:
Scott Hayduk · License #178
Source:
Buygrandjunctionco
Added: Aug 12
Changed: Aug 30
Last Checked: Aug 30 at 12:33AM
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 BRAY REAL ESTATE
Investment Insights
Based on property information with market context.
This duplex contains approximately 1,700 square feet and was built in 1907. The property is identified as units A and B, with one side currently associated with owner occupancy and the one-bedroom side unrented for some time.
Located in downtown Clifton at 227 2nd Street, the property offers a two-unit residential configuration in an established central setting. It is being offered as an estate, and rental income information is not available.
Located in downtown Clifton at 227 2nd Street, the property offers a two-unit residential configuration in an established central setting. It is being offered as an estate, and rental income information is not available.
Key Highlights
- Duplex configuration with units A & B
- Approximately 1,700 square feet
- Built in 1907
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
$16,908
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
7.35%
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%
$338,160
$338.2K
Cap Rate 7%
$241,543
$241.5K
Cap Rate 9%
$187,867
$187.9K
Market Conditions
NOI Build-Up for 1,700 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
$26.1K $15.36/SF
− Vacancy
−$2.0K −$1.15/SF
EGI
$24.2K $14.21/SF
− OpEx
−$7.2K −$4.26/SF
NOI
$16.9K $9.95/SF
Area
Mesa County, CO
Vacancy
7.50%
Lease Rate
$15.36 /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%
$338,160
Cap Rate 7%
$241,543
Cap Rate 9%
$187,867
Alternative Uses
Best Use
Multifamily LT 5
$241.5K
$211.4K – $281.8K
NOI $16,908 @ 7.0% cap · market cap 7.35%
Second Best
Apartment 5plus
$221.8K
$194.1K – $258.8K
NOI $15,526 @ 7.0% cap · market cap 6.75%
Theoretical Best
Healthcare Medical
$3.23M
$2.82M – $3.76M
NOI $225,828 @ 7.0% cap · market cap 98.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
422
Businesses Nearby
Explore this area
Business Placement
Demographics for 81520, CO
14,042
Population
5,411
Households
2.6
Avg Household Size
35
Median Age
11%
College-Educated
81%
High-School Grad
20.5 sq mi
ZIP Area
685
Density / Sq Mi
$50,769
Median Household Income
$34,375
Median Earnings
$1,013
Median Rent
$228,000
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?
Duplex - Two-unit residential property with one owner-occupied side and a one-bedroom side that has been unrented for some time.
Where is this duplex located?
The property is located at 227 2nd Street #A & B Clifton, CO.
What is the asking price?
The asking price for this property is $230,000.
What are key features of this property?
This property features: Duplex configuration with units A & B; Approximately 1,700 square feet; Built in 1907
