Convenience Store with Fuel
For Sale
$480,000
320 Minter Avenue, De Beque, CO 81630
COMMERCIAL - De Beque, CO
Property Size1,920 SF
Lot Size0.28 Acres
Price / SF$250
Days on Market152
Property Features for 320 Minter Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Mixed
Lot features
Corner Lot
Directions
From I-70 East or West exit to 45 Road heading North towards DeBeque. Turn left on E. 5th St. then take a left turn on Minter Ave and follow to E. 3rd St. Business is on the corner.
Subdivision
Debeque
Standard status
Active
Lot size
0.28 Acres
Taxes and HOA fees
Tax Annual Amount
2025
Amenities
walk-in freezer
walk-in cooler
propane exchange setup
Listing Agency:
GRAND JUNCTION REAL ESTATE GROUP
(970) 270-7089
Listed By:
Mike Chavez
(970) 270-7089
Added: Mar 22
Changed: Aug 18
Last Checked: Aug 20 at 2:06AM
MLS# 20263429
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 De Beque commercial property combines a 1,920 SF retail building with a country store, deli and sandwich shop, and fuel service. The operation includes two gas pumps and four fuel storage tanks, along with a walk-in freezer, walk-in cooler, propane exchange setup, and Ready Ice program. Tobacco and lottery licenses are in place, and a liquor license is available to a qualified buyer.
The property occupies approximately 0.28 acres across four town lots under two deeds at 320 Minter Avenue. The site includes parking and frontage along a primary town corridor, serving both local customers and travelers. The deli offers breakfast, burgers, specialty sandwiches, and comfort food, while the store provides convenience-oriented retail. The business and real estate are available together, with an additional option to remove the fuel equipment and potentially reposition or sell two lots separately.
The property occupies approximately 0.28 acres across four town lots under two deeds at 320 Minter Avenue. The site includes parking and frontage along a primary town corridor, serving both local customers and travelers. The deli offers breakfast, burgers, specialty sandwiches, and comfort food, while the store provides convenience-oriented retail. The business and real estate are available together, with an additional option to remove the fuel equipment and potentially reposition or sell two lots separately.
Key Highlights
- 1,920 SF retail building with country store, deli, sandwich shop, and fuel service
- Approximately 0.28 acres comprising 4 town lots under 2 deeds
- Fuel service includes 2 gas pumps and 4 fuel storage tanks
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
$28,215
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
5.88%
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%
$564,300
$564.3K
Cap Rate 7%
$403,071
$403.1K
Cap Rate 9%
$313,500
$313.5K
Market Conditions
NOI Build-Up for 1,920 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
$40.8K $21.24/SF
− Vacancy
−$3.2K −$1.65/SF
EGI
$37.6K $19.59/SF
− OpEx
−$9.4K −$4.90/SF
NOI
$28.2K $14.70/SF
Area
Mesa County, CO
Vacancy
7.75%
Lease Rate
$21.24 /SF/Yr
Expense Ratio
25.00%
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%
$564,300
Cap Rate 7%
$403,071
Cap Rate 9%
$313,500
Alternative Uses
Best Use
Specialty Retail
$403.1K
$352.7K – $470.3K
NOI $28,215 @ 7.0% cap · market cap 5.88%
Second Best
Retail
$260.2K
$227.7K – $303.5K
NOI $18,212 @ 7.0% cap · market cap 3.79%
Theoretical Best
Healthcare Medical
$3.64M
$3.19M – $4.25M
NOI $255,053 @ 7.0% cap · market cap 53.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
73
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 81630, CO
1,019
Population
437
Households
2.3
Avg Household Size
42
Median Age
19%
College-Educated
91%
High-School Grad
1,256.6 sq mi
ZIP Area
1
Density / Sq Mi
$72,344
Median Household Income
$43,750
Median Earnings
$1,275
Median Rent
$276,100
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Established retail, deli, and fuel operation with equipment, licensing, and customer-oriented convenience services.
Where is this grocery and convenience store located?
The property is located at 320 Minter Avenue De Beque, CO.
What is the asking price?
The asking price for this property is $480,000.
What are key features of this property?
This property features: 1,920 SF retail building with country store, deli, sandwich shop, and fuel service; Approximately 0.28 acres comprising 4 town lots under 2 deeds; Fuel service includes 2 gas pumps and 4 fuel storage tanks
