Updated Retail
For Sale
$825,000
315 E 1st Street Unit A & B, Parachute, CO 81635
OTC-zoned property supports retail or restaurant use with updated west-wing improvements.
Property Size3,619 SF
Lot Size0.62 Acres
Price / SF$227.96
Days on Market235
Property Features for 315 E 1st Street Unit A & B
General Information
Standard status
Active
Size
3,619 SF
Lot size
0.62 Acres
Property subtype
General Commercial
Zoning
OTC
Additional Details
Traffic Count
22,000 vehicles/day
Amenities
3
Building Details
Year Built
1955
Buildings
1
Listing Agency:
(970) 331-2332
Listed By:
Mountain Mind Real Estate
(970) 331-2332
Source:
Xome
Added: Jan 7
Changed: Aug 30
Last Checked: Aug 30 at 4:25AM
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 Mountain Mind Real Estate
Investment Insights
Based on property information with market context.
This 3,619-square-foot storefront property occupies approximately 0.62 acres in Parachute’s Old Town Center district. Built in 1955 and expanded in 1997, the building has undergone remodel work from 2015 through 2025. The west wing and former restaurant area include updated restrooms, plumbing, encapsulation, landscaping, and completed approvals tied to modern code requirements.
The property fronts I-70 with reported traffic of 22,000 vehicles per day and includes ample parking. Its OTC zoning permits retail and restaurant use. Nearby businesses include NAPA, Dollar Store, and McDonald’s, while Grand Junction is approximately 45 minutes away. The site is also identified within a federally supported downtown revitalization zone and may accommodate expansion.
The property fronts I-70 with reported traffic of 22,000 vehicles per day and includes ample parking. Its OTC zoning permits retail and restaurant use. Nearby businesses include NAPA, Dollar Store, and McDonald’s, while Grand Junction is approximately 45 minutes away. The site is also identified within a federally supported downtown revitalization zone and may accommodate expansion.
Key Highlights
- 3,619‑square‑foot storefront on approximately 0.62 acres
- Frontage to I‑70 with reported traffic of 22,000 vehicles per day
- OTC zoning for retail and restaurant use
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
$43,775
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
5.31%
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%
$875,500
$875.5K
Cap Rate 7%
$625,357
$625.4K
Cap Rate 9%
$486,389
$486.4K
Market Conditions
NOI Build-Up for 3,619 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
$65.1K $18.00/SF
− Vacancy
−$2.6K −$0.72/SF
EGI
$62.5K $17.28/SF
− OpEx
−$18.8K −$5.18/SF
NOI
$43.8K $12.10/SF
Area
Garfield County, CO
Vacancy
4.00%
Lease Rate
$18.00 /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%
$875,500
Cap Rate 7%
$625,357
Cap Rate 9%
$486,389
Alternative Uses
Best Use
Retail
$625.4K
$547.2K – $729.6K
NOI $43,775 @ 7.0% cap · market cap 5.31%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$947.8K
$829.3K – $1.11M
NOI $66,344 @ 7.0% cap · market cap 8.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
22,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
234
Businesses Nearby
11k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 98%
Hotels & Casinos 2%
Family Dollar
Shops & Services
3,987 visits/mo
0.2 miles
Shell
Shops & Services
1,992 visits/mo
0.2 miles
Napa Auto Parts
Shops & Services
1,978 visits/mo
0.1 miles
Sinclair
Shops & Services
1,419 visits/mo
0.2 miles
Sinclair
Shops & Services
1,215 visits/mo
0.1 miles
Demographics for 81635, CO
7,185
Population
3,066
Households
2.3
Avg Household Size
34
Median Age
24%
College-Educated
89%
High-School Grad
331.5 sq mi
ZIP Area
22
Density / Sq Mi
$68,865
Median Household Income
$41,082
Median Earnings
$998
Median Rent
$251,900
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?
Storefront property - OTC-zoned property supports retail or restaurant use with updated west-wing improvements.
Where is this storefront property located?
The property is located at 315 E 1st Street Unit A & B Parachute, CO.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: 3,619‑square‑foot storefront on approximately 0.62 acres; Frontage to I‑70 with reported traffic of 22,000 vehicles per day; OTC zoning for retail and restaurant use
