Duplex with Updated
For Sale
$394,900
3243 White Avenue, Clifton, CO 81520
Residential, Clifton, CO
Property Size2,010 SF
Lot Size0.25 Acres
Price / SF$196.47
Days on Market49
Property Features for 3243 White Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Multi family
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bedroom 2, Bedroom 5, Bathroom 3, Bedroom 3, Bedroom 4, Bathroom 1, Bathroom 2
Interior features
CeilingFans
Appliances
Dishwasher
Subdivision
Dairyland
Elementary school
Rocky Mountain
Middle school
MT Garfield (Mesa County)
High school
Central
Directions
D Rd East to 32 1/2 Rd. Follow it around and take a left on White Ave. Unit is on your Left. There is no sign.
Standard status
Active
APN
2943-143-56-001
Size
2,010 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
1659
Utilities
Heating system
Baseboard, Hot Water(Heating), Natural Gas
Water source
Public
Building Details
Year built
1995
Floors in Building
1
Number of units
2
Flooring type
Linoleum, Laminate, Carpet
Building materials
Masonite, WoodFrame
Roof type
Composition, Asphalt
Architectural style
Ranch
Listing Agency:
REALTY ONE GROUP WESTERN SLOPE
(970) 628-1001
Listed By:
Danette Davidson
(970) 985-9437
Added: Aug 3
Changed: Sep 16
Last Checked: Sep 20 at 4:06AM
MLS# 20263782
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 2,010-square-foot ranch duplex, built in 1995, includes two separately configured residences on a 0.25-acre lot. The first unit has three bedrooms, two bathrooms, an open living arrangement, laminate flooring, and a galley kitchen. The second offers two bedrooms and one bathroom following a complete interior remodel, with new carpet and linoleum flooring. Both residences have private gravel backyards enclosed by chain-link fencing.
The property is located at 3243 White Avenue in Clifton, Colorado, and includes front and side parking areas. Exterior improvements include fresh paint, a newer roof, Masonite and wood-frame construction, and an asphalt composition roof. Both units are tenant occupied; one tenancy is month-to-month, while the other extends through March 2027.
The property is located at 3243 White Avenue in Clifton, Colorado, and includes front and side parking areas. Exterior improvements include fresh paint, a newer roof, Masonite and wood-frame construction, and an asphalt composition roof. Both units are tenant occupied; one tenancy is month-to-month, while the other extends through March 2027.
Key Highlights
- 2,010‑square‑foot duplex on a 0.25‑acre lot
- Unit 1 includes 3 bedrooms, 2 bathrooms, laminate flooring, and a galley kitchen
- Unit 2 offers 2 bedrooms and 1 bathroom with a remodeled interior
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
$19,991
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
5.06%
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%
$399,820
$399.8K
Cap Rate 7%
$285,586
$285.6K
Cap Rate 9%
$222,122
$222.1K
Market Conditions
NOI Build-Up for 2,010 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
$30.9K $15.36/SF
− Vacancy
−$2.3K −$1.15/SF
EGI
$28.6K $14.21/SF
− OpEx
−$8.6K −$4.26/SF
NOI
$20.0K $9.95/SF
Area
Mesa County, CO
Vacancy
7.50%
Lease Rate
$15.36 /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%
$399,820
Cap Rate 7%
$285,586
Cap Rate 9%
$222,122
Alternative Uses
Best Use
Multifamily LT 5
$285.6K
$249.9K – $333.2K
NOI $19,991 @ 7.0% cap · market cap 5.06%
Second Best
Apartment 5plus
$262.2K
$229.5K – $306.0K
NOI $18,357 @ 7.0% cap · market cap 4.65%
Theoretical Best
Healthcare Medical
$3.81M
$3.34M – $4.45M
NOI $267,008 @ 7.0% cap · market cap 67.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
294
Businesses Nearby
Explore this area
Business Placement
Demographics for 81520, CO
14,042
Population
5,411
Households
2.6
Avg Household Size
35
Median Age
11%
College-Educated
81%
High-School Grad
20.5 sq mi
ZIP Area
685
Density / Sq Mi
$50,769
Median Household Income
$34,375
Median Earnings
$1,013
Median Rent
$228,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Tenant-occupied ranch duplex with private fenced yards, separate unit layouts, and off-street parking.
Where is this duplex located?
The property is located at 3243 White Avenue Clifton, CO.
What is the asking price?
The asking price for this property is $394,900.
What are key features of this property?
This property features: 2,010‑square‑foot duplex on a 0.25‑acre lot; Unit 1 includes 3 bedrooms, 2 bathrooms, laminate flooring, and a galley kitchen; Unit 2 offers 2 bedrooms and 1 bathroom with a remodeled interior
