Retail Space in Business
For Sale
$399,000
25-2478 Patterson Rd, Grand Junction, CO 81506
Commercial space near established businesses with parking and convenient access just off Patterson Road.
Property Size1,600 SF
Price / SF$249.38
Days on Market413
Property Features for 25-2478 Patterson Rd
General Information
Standard status
Active
Size
1,600 SF
Taxes and HOA fees
Annual Taxes
$5,729
Listing Agency:
VENTURE GROUP
(970) 424-2281
Listed By:
BECCA POSNER · License #FA100069180
(970) 424-2281
Source:
Exprealty
Added: Jun 26, 2025
Changed: Aug 10
Last Checked: Aug 11 at 10:44AM
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 VENTURE GROUP
Investment Insights
Based on property information with market context.
This 1,600-square-foot retail space is located within a maintained business park just off Patterson Road. The commercial suite is positioned for retail use and is also identified as suitable for office operations.
The property offers convenient access, ample parking, and a business-park setting surrounded by established businesses. Its existing commercial configuration provides a straightforward option for an operator seeking space in a professional business environment.
The property offers convenient access, ample parking, and a business-park setting surrounded by established businesses. Its existing commercial configuration provides a straightforward option for an operator seeking space in a professional business environment.
Key Highlights
- 1,600‑square‑foot commercial retail space
- Located in a maintained business park
- Just off Patterson Road
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
$15,176
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
3.80%
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%
$303,520
$303.5K
Cap Rate 7%
$216,800
$216.8K
Cap Rate 9%
$168,622
$168.6K
Market Conditions
NOI Build-Up for 1,600 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
$23.0K $14.40/SF
− Vacancy
−$1.4K −$0.85/SF
EGI
$21.7K $13.55/SF
− OpEx
−$6.5K −$4.07/SF
NOI
$15.2K $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%
$303,520
Cap Rate 7%
$216,800
Cap Rate 9%
$168,622
Alternative Uses
Best Use
Retail
$216.8K
$189.7K – $252.9K
NOI $15,176 @ 7.0% cap · market cap 3.80%
Second Best
Office B
$216.0K
$189.0K – $252.0K
NOI $15,120 @ 7.0% cap · market cap 3.79%
Theoretical Best
Healthcare Medical
$3.04M
$2.66M – $3.54M
NOI $212,544 @ 7.0% cap · market cap 53.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,539
Businesses Nearby
Explore this area
Business Placement
Demographics for 81506, CO
11,412
Population
5,737
Households
2
Avg Household Size
52
Median Age
43%
College-Educated
95%
High-School Grad
23.9 sq mi
ZIP Area
477
Density / Sq Mi
$76,464
Median Household Income
$40,705
Median Earnings
$1,211
Median Rent
$428,000
Median Home Value
Market
Vacancy Rate% for Office 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?
Retail space - Commercial space near established businesses with parking and convenient access just off Patterson Road.
Where is this retail space located?
The property is located at 25-2478 Patterson Rd Grand Junction, CO.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 1,600‑square‑foot commercial retail space; Located in a maintained business park; Just off Patterson Road
