Renovated Retail
For Sale
$750,000
2493 Highway 6&50, Grand Junction, CO 81505
CommercialSale, Grand Junction, CO
Property Size4,500 SF
Price / SF$166.67
Days on Market565
Property Features for 2493 Highway 6&50
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
CG
Directions
Google map search needs to be entered in as "2493 US 6 East" or From Hwy 6 and 50 heading east from Mesa Mall turn right onto I 70 Business Frontage Rd, right into Cottonwood Mall.
Subdivision
Grand Junction City
Standard status
Active
Taxes and HOA fees
Tax Annual Amount
11210
Amenities
two offices
three restrooms
two drinking fountains
wet bar
new furnaces
new flooring
new paint
Listing Agency:
RE/MAX 4000, INC
(970) 241-4000
Listed By:
Brandon Palmer · License #FA100044031
(970) 712-6868
Added: Feb 20, 2025
Changed: Sep 7
Last Checked: Sep 8 at 12:06PM
MLS# 20250675
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.
This retail space occupies three combined units totaling 4,500 square feet within Cottonwood Mall. The layout includes two offices, three restrooms, two drinking fountains, and a wet bar, supporting a blend of customer-facing and administrative functions.
Recent improvements include new furnaces, flooring, and interior paint. The property is located at 2493 Highway 6&50 in Grand Junction, Colorado, within Mesa County.
Recent improvements include new furnaces, flooring, and interior paint. The property is located at 2493 Highway 6&50 in Grand Junction, Colorado, within Mesa County.
Key Highlights
- Three combined 1,500‑square‑foot units totaling 4,500 square feet
- Located within Cottonwood Mall
- Two offices and three restrooms
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
$42,684
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
5.69%
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%
$853,680
$853.7K
Cap Rate 7%
$609,771
$609.8K
Cap Rate 9%
$474,267
$474.3K
Market Conditions
NOI Build-Up for 4,500 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
$64.8K $14.40/SF
− Vacancy
−$3.8K −$0.85/SF
EGI
$61.0K $13.55/SF
− OpEx
−$18.3K −$4.07/SF
NOI
$42.7K $9.49/SF
Area
Mesa County, CO
Vacancy
5.90%
Lease Rate
$14.40 /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%
$853,680
Cap Rate 7%
$609,771
Cap Rate 9%
$474,267
Alternative Uses
Best Use
Retail
$609.8K
$533.6K – $711.4K
NOI $42,684 @ 7.0% cap · market cap 5.69%
Second Best
Office B
$607.5K
$531.6K – $708.8K
NOI $42,525 @ 7.0% cap · market cap 5.67%
Theoretical Best
Healthcare Medical
$8.54M
$7.47M – $9.96M
NOI $597,780 @ 7.0% cap · market cap 79.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Office units
Location Intelligence
Trade Area within ½ mile
941
Businesses Nearby
Explore this area
Business Placement
Demographics for 81505, CO
11,791
Population
5,379
Households
2.2
Avg Household Size
41
Median Age
42%
College-Educated
96%
High-School Grad
72.1 sq mi
ZIP Area
164
Density / Sq Mi
$87,677
Median Household Income
$46,560
Median Earnings
$1,424
Median Rent
$436,800
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Flexible retail and office configuration within Cottonwood Mall, with private offices, restrooms, and a wet bar.
Where is this retail space located?
The property is located at 2493 Highway 6&50 Grand Junction, CO.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Three combined 1,500‑square‑foot units totaling 4,500 square feet; Located within Cottonwood Mall; Two offices and three restrooms
