Multi-Tenant Retail
For Sale
$2,195,000
3032 I-70 Business Loop, Grand Junction, CO 81504
CommercialSale, Grand Junction, CO
Property Size17,500 SF
Price / SF$125.43
Days on Market17
Property Features for 3032 I-70 Business Loop
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
PUD
Directions
I-70B east of 30 Road. Take frontage Road to Fruitvale Ct., building located on the left.
Subdivision
NE Grand Junction
Standard status
Active
Taxes and HOA fees
Tax Annual Amount
19263
Listing Agency:
VENTURE GROUP
(970) 892-2200
Listed By:
Cory Carlson · License #100087222
(970) 261-9311
Added: Aug 6
Changed: Aug 21
Last Checked: Aug 22 at 4:06PM
MLS# 20264225
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 17,500-square-foot retail building is occupied by three tenants under a combination of short-term and longer-term arrangements. Two occupancies are month-to-month, while the remaining lease runs through 5/30/2028. The configuration supports continued rental operations while allowing flexibility for a future user or partial occupancy strategy, subject to lease terms.
Located at 3032 I-70 Business Loop in Grand Junction, the property benefits from access to I-70B, prominent pole signage, and recently resurfaced parking areas. The existing tenant mix and varied lease maturities provide a range of occupancy considerations for a buyer evaluating retail space for continued leasing or a combination of use and rental income.
Located at 3032 I-70 Business Loop in Grand Junction, the property benefits from access to I-70B, prominent pole signage, and recently resurfaced parking areas. The existing tenant mix and varied lease maturities provide a range of occupancy considerations for a buyer evaluating retail space for continued leasing or a combination of use and rental income.
Key Highlights
- 17,500‑square‑foot commercial building
- Three current tenants with varied lease terms
- Two tenants occupy the property on month‑to‑month agreements
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
$165,992
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
7.56%
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%
$3,319,840
$3.3M
Cap Rate 7%
$2,371,314
$2.4M
Cap Rate 9%
$1,844,356
$1.8M
Market Conditions
NOI Build-Up for 17,500 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
$252.0K $14.40/SF
− Vacancy
−$14.9K −$0.85/SF
EGI
$237.1K $13.55/SF
− OpEx
−$71.1K −$4.07/SF
NOI
$166.0K $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%
$3,319,840
Cap Rate 7%
$2,371,314
Cap Rate 9%
$1,844,356
Alternative Uses
Best Use
Retail
$2.37M
$2.07M – $2.77M
NOI $165,992 @ 7.0% cap · market cap 7.56%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$33.21M
$29.06M – $38.75M
NOI $2,324,700 @ 7.0% cap · market cap 105.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
230
Businesses Nearby
Explore this area
Business Placement
Demographics for 81504, CO
31,150
Population
13,042
Households
2.4
Avg Household Size
38
Median Age
21%
College-Educated
91%
High-School Grad
26.9 sq mi
ZIP Area
1,158
Density / Sq Mi
$67,907
Median Household Income
$40,402
Median Earnings
$1,414
Median Rent
$290,300
Median Home Value
Market
Vacancy Rate% for Retail 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 - Current tenancy combines month-to-month occupancy with a lease extending through 5/30/2028.
Where is this retail space located?
The property is located at 3032 I-70 Business Loop Grand Junction, CO.
What is the asking price?
The asking price for this property is $2,195,000.
What are key features of this property?
This property features: 17,500‑square‑foot commercial building; Three current tenants with varied lease terms; Two tenants occupy the property on month‑to‑month agreements
