Ranch Duplex with
For Sale
$389,000
430 Ouray Avenue, Grand Junction, CO 81501
Residential, Grand Junction, CO
Property Size1,220 SF
Price / SF$318.85
Days on Market56
Property Features for 430 Ouray Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
RH-24
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 3, Bathroom 2, Bedroom 2, Basement, Bathroom 1
Patio and Porch features
Patio
Appliances
GasOven, GasRange, Microwave, Refrigerator
Lot features
Landscaped
Elementary school
Chipeta
Middle school
West
High school
Grand Junction
Directions
Heading East on Grand from 1st St. Take a left on 5th St, then a left on Ouray. House will be on the right.
Subdivision
Grand Junction City
Standard status
Active
APN
2945-142-33-013
Size
1,220 SF
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
1462
Utilities
Heating system
Forced Air
Water source
Public
Building Details
Year built
1905
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Carpet
Building materials
WoodSiding, WoodFrame
Roof type
Asphalt, Composition
Architectural style
Ranch
Listing Agency:
CENTURY 21 ELEVATED REAL ESTATE
(970) 718-9009
Listed By:
Chanel Crumbaugh · License #2618
(970) 640-7404
Added: Jul 7
Changed: Aug 30
Last Checked: Aug 31 at 7:06AM
MLS# 20263300
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 1,220-square-foot duplex, built in 1905, includes a two-bedroom, one-bath unit and a one-bedroom, one-bath unit. The ranch-style property features wood-frame construction with wood siding, vinyl and carpet flooring, forced-air heating, and a patio. The building also includes a basement and composition asphalt roofing. Kitchens are equipped with a gas oven, gas range, microwave, and refrigerator, while the property is served by public water.
Located in downtown Grand Junction, the property offers access to shopping and schools. Its two-unit configuration provides distinct residential layouts within a compact multifamily asset.
Located in downtown Grand Junction, the property offers access to shopping and schools. Its two-unit configuration provides distinct residential layouts within a compact multifamily asset.
Key Highlights
- Two‑unit configuration with one 2‑bedroom, 1‑bath unit and one 1‑bedroom, 1‑bath unit
- 1,220 square feet on a 0.28‑acre lot
- Built in 1905 with ranch‑style architecture
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
$12,134
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
3.12%
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%
$242,680
$242.7K
Cap Rate 7%
$173,343
$173.3K
Cap Rate 9%
$134,822
$134.8K
Market Conditions
NOI Build-Up for 1,220 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
$18.7K $15.36/SF
− Vacancy
−$1.4K −$1.15/SF
EGI
$17.3K $14.21/SF
− OpEx
−$5.2K −$4.26/SF
NOI
$12.1K $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%
$242,680
Cap Rate 7%
$173,343
Cap Rate 9%
$134,822
Alternative Uses
Best Use
Multifamily LT 5
$173.3K
$151.7K – $202.2K
NOI $12,134 @ 7.0% cap · market cap 3.12%
Second Best
Apartment 5plus
$159.2K
$139.3K – $185.7K
NOI $11,142 @ 7.0% cap · market cap 2.86%
Theoretical Best
Healthcare Medical
$2.32M
$2.03M – $2.70M
NOI $162,065 @ 7.0% cap · market cap 41.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,734
Businesses Nearby
Explore this area
Business Placement
Demographics for 81501, CO
23,935
Population
11,524
Households
2.1
Avg Household Size
33
Median Age
27%
College-Educated
90%
High-School Grad
8.7 sq mi
ZIP Area
2,751
Density / Sq Mi
$48,500
Median Household Income
$32,160
Median Earnings
$974
Median Rent
$283,300
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Separate one- and two-bedroom layouts are positioned near shopping and schools.
Where is this duplex located?
The property is located at 430 Ouray Avenue Grand Junction, CO.
What is the asking price?
The asking price for this property is $389,000.
What are key features of this property?
This property features: Two‑unit configuration with one 2‑bedroom, 1‑bath unit and one 1‑bedroom, 1‑bath unit; 1,220 square feet on a 0.28‑acre lot; Built in 1905 with ranch‑style architecture
