Multi-Parcel Gas Station
For Sale
Contact for pricing
422 32 Road, Clifton, CO 81520
Two parcels offer a gas station with fueling canopy and an additional building, plus a separate parking and leased-unit lot.
Property Size18,970 SF
Price / SF$335.27
Days on Market102
Property Features for 422 32 Road
General Information
Standard status
Active
Size
18,970 SF
Property subtype
Mixed Use
Zoning
B-2
Additional Details
Sprinkler System
Yes
Building Details
Year Built
1982
Year Renovated
1998
Buildings
3
Listing Agency:
RE/MAX 4000 Inc
Listed By:
Ray Rickard, CCIM · License #CO EA1044695
(970) 250-1128
Source:
Crexi
Added: May 27
Changed: Aug 27
Last Checked: Sep 4 at 7:31PM
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 RE/MAX 4000 Inc
Investment Insights
Based on property information with market context.
This for-sale multi-parcel offering includes Lot #1 with a 2,800 SF gas station and fueling station under a 2,500 SF canopy, along with a separate 3,062 SF building. Lot #1 is situated on approximately 1.13 acres. The listing notes onsite improvements and systems including city utilities, natural gas, heated forced air, a fire alarm, and a wet sprinkler system, plus pylon signage.
Lot #2 totals 12,188 SF on approximately 0.11 acres and includes parking and two leased units, providing additional income within the overall property configuration. The remarks also describe the location as high-visibility Clifton with excellent access.
Together, the two parcels create a combined commercial site with multiple income components and supporting infrastructure already in place, suitable for both owner-users and investors.
Lot #2 totals 12,188 SF on approximately 0.11 acres and includes parking and two leased units, providing additional income within the overall property configuration. The remarks also describe the location as high-visibility Clifton with excellent access.
Together, the two parcels create a combined commercial site with multiple income components and supporting infrastructure already in place, suitable for both owner-users and investors.
Key Highlights
- Two‑parcel commercial property in Clifton, CO with high‑visibility street presence and ample parking.
- Parcel 1 (Lot 1) includes a 2,800 SF gas station with a fueling station under a 2,500 SF canopy on approx. 1.13 acres.
- Parcel 1 also includes a separate 3,062 SF building.
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
$278,772
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
4.38%
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%
$5,575,440
$5.6M
Cap Rate 7%
$3,982,457
$4.0M
Cap Rate 9%
$3,097,467
$3.1M
Market Conditions
NOI Build-Up for 18,970 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
$402.9K $21.24/SF
− Vacancy
−$31.2K −$1.65/SF
EGI
$371.7K $19.59/SF
− OpEx
−$92.9K −$4.90/SF
NOI
$278.8K $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%
$5,575,440
Cap Rate 7%
$3,982,457
Cap Rate 9%
$3,097,467
Alternative Uses
Best Use
Specialty Retail
$3.98M
$3.48M – $4.65M
NOI $278,772 @ 7.0% cap · market cap 4.38%
Second Best
Retail
$2.57M
$2.25M – $3.00M
NOI $179,936 @ 7.0% cap · market cap 2.83%
Theoretical Best
Healthcare Medical
$36.00M
$31.50M – $42.00M
NOI $2,519,975 @ 7.0% cap · market cap 39.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
151
Businesses Nearby
8k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Sinclair
Shops & Services
5,112 visits/mo
0.0 miles
Conoco
Shops & Services
3,323 visits/mo
0.2 miles
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
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?
Gas station - Two parcels offer a gas station with fueling canopy and an additional building, plus a separate parking and leased-unit lot.
Where is this gas station located?
The property is located at 422 32 Road Clifton, CO.
What is the asking price?
The asking price for this property is $6,360,000.
What are key features of this property?
This property features: Two‑parcel commercial property in Clifton, CO with high‑visibility street presence and ample parking.; Parcel 1 (Lot 1) includes a 2,800 SF gas station with a fueling station under a 2,500 SF canopy on approx. 1.13 acres.; Parcel 1 also includes a separate 3,062 SF building.
