Ranch Duplex with
New
For Sale
$230,000
227 2nd Street, Clifton, CO 81520
MULTI_FAMILY - Ranch - Clifton, CO
Property Size1,700 SF
Lot Size0.14 Acres
Price / SF$135.29
Days on Market1
Property Features for 227 2nd Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
B-1
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2, Bedroom 2, Bedroom 3, Bedroom 1
Exterior features
Shed
Appliances
Dryer, Disposal, Microwave, Refrigerator, RangeHood, Washer
Elementary school
Taylor
Middle school
MT Garfield (Mesa County)
High school
Palisade
Directions
Patterson Road to Clifton downtown, South on 2nd Street to property.
Subdivision
Clifton
Standard status
Active
APN
2943-111-06-003
Size
1,700 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
1104
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1907
Floors in Building
1
Number of units
2
Flooring type
Concrete, Vinyl, Carpet
Building materials
WoodSiding, WoodFrame
Roof type
Composition, Asphalt
Architectural style
Ranch
Additional Structures
Outbuilding
Listing Agency:
BRAY REAL ESTATE
(970) 242-3647
Listed By:
Scott Hayduk
(970) 260-0111
Added: Aug 10
Last Checked: Aug 10 at 7:06PM
MLS# 20263961
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.
Located in downtown Clifton, this ranch-style duplex at 227 2nd Street contains 1,700 square feet on a 0.14-acre lot. The property was built in 1907 with wood-frame construction, wood siding, composition and asphalt roofing, and a detached shed. Interior finishes include concrete, vinyl, and carpet flooring, while heating is provided by natural gas and forced air.
The room schedule includes three bedrooms and two bathrooms. Both sides are equipped with a range hood, microwave, refrigerator, washer, dryer, and disposal. One unit was occupied by the owner, while the one-bedroom side has not been rented recently. Public water serves the property.
The room schedule includes three bedrooms and two bathrooms. Both sides are equipped with a range hood, microwave, refrigerator, washer, dryer, and disposal. One unit was occupied by the owner, while the one-bedroom side has not been rented recently. Public water serves the property.
Key Highlights
- Duplex with 1,700 square feet on a 0.14‑acre lot
- Ranch‑style property built in 1907
- Three bedrooms and two bathrooms shown in the room schedule
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit ranch property with natural-gas forced-air heating and public water service.
Where is this duplex located?
The property is located at 227 2nd Street 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 with 1,700 square feet on a 0.14‑acre lot; Ranch‑style property built in 1907; Three bedrooms and two bathrooms shown in the room schedule
