Versatile Mixed-Use Property in
For Sale
$900,000
Pending
249 Eagle Road, Avon, CO 81620
Commercial Sale, Eagle-Vail, CO
Property Size2,784 SF
Lot Size0.33 Acres
Days on Market320
Property Features for 249 Eagle Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
commercial
Subdivision
EagleVail
Standard status
Pending
APN
2103-172-01-001
Size
2,784 SF
Lot size
0.33 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Subdivision: EAGLE-VAIL FIL 1 Block: 9 Lot: 1 BK-0225 PG-0303 MAP 09-06-72
Legal Description
Subdivision: EAGLE-VAIL FIL 1 Block: 9 Lot: 1 BK-0225 PG-0303 MAP 09-06-72
Utilities
Utilities
Water Available
Heating system
Baseboard
Building Details
Year built
1977
Floors in Building
1
Building materials
Frame, Concrete, Stucco
Roof type
Asphalt
Listing Agency:
Slifer Smith & Frampton- 230 Bridge Street
(970) 476-2421
Listed By:
Paul Gotthelf
(970) 476-2421
Added: Oct 10, 2025
Changed: Aug 19
Last Checked: Aug 25 at 10:06PM
MLS# 1012851
Copyright © 2026 Vail Board 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.
This mixed-use property in Eagle-Vail, Colorado, includes both a residential building and a commercial structure. The property offers a total of 2,784 square feet, blending a residential unit with 5 bedrooms and 3 bathrooms, and a functional commercial space. Situated in a convenient location within the Vail Valley, the property is suitable for community use, future redevelopment, or long-term investment. The lot size is 0.33 acres. The estimated tax for the property is between $4,800 and $12,500, depending on use.
Key Highlights
- Rare mixed‑use property with both residential (5‑bed, 3‑bath) and commercial structures.
- Prime location in the heart of EagleVail, a sought‑after Vail Valley location.
- Versatile opportunity for community use, future redevelopment, or long‑term investment.
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
$34,957
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
3.88%
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%
$699,140
$699.1K
Cap Rate 7%
$499,386
$499.4K
Cap Rate 9%
$388,411
$388.4K
Market Conditions
NOI Build-Up for 2,784 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
$83.5K $30.00/SF
− Vacancy
−$20.0K −$7.17/SF
EGI
$63.6K $22.83/SF
− OpEx
−$28.6K −$10.27/SF
NOI
$35.0K $12.56/SF
Area
Eagle County, CO
Vacancy
23.90%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
45.00%
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%
$699,140
Cap Rate 7%
$499,386
Cap Rate 9%
$388,411
Alternative Uses
Best Use
Apartment 5plus
$499.4K
$437.0K – $582.6K
NOI $34,957 @ 7.0% cap · market cap 3.88%
Second Best
Mixed Use
$494.0K
$432.2K – $576.3K
NOI $34,577 @ 7.0% cap · market cap 3.84%
Theoretical Best
Office A
$763.6K
$668.2K – $890.9K
NOI $53,453 @ 7.0% cap · market cap 5.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
273
Businesses Nearby
Explore this area
Business Placement
Demographics for 81620, CO
10,038
Population
9,432
Households
1.1
Avg Household Size
37
Median Age
46%
College-Educated
97%
High-School Grad
54.0 sq mi
ZIP Area
186
Density / Sq Mi
$99,152
Median Household Income
$40,908
Median Earnings
$2,199
Median Rent
$951,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with residential and commercial spaces in EagleVail.
Where is this mixed-use property located?
The property is located at 249 Eagle Road Avon, CO.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: Rare mixed‑use property with both residential (5‑bed, 3‑bath) and commercial structures.; Prime location in the heart of EagleVail, a sought‑after Vail Valley location.; Versatile opportunity for community use, future redevelopment, or long‑term investment.
