Updated Duplex with Private
For Sale
$615,000
475 Fox Run, Clifton, CO 81520
Residential, Clifton, CO
Property Size2,016 SF
Lot Size0.23 Acres
Price / SF$305.06
Days on Market166
Property Features for 475 Fox Run
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
RMF-8
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 6, Bedroom 1, Bedroom 4, Bedroom 5, Bathroom 4, Bathroom 2, Bedroom 3, Bathroom 3, Bathroom 1, Bedroom 2
Parking features
Open, RV
Patio and Porch features
Patio
Interior features
Pantry, VaultedCeilings
Exterior features
SprinklerIrrigation
Appliances
Dishwasher, ElectricOven, ElectricRange, Disposal, Microwave, Refrigerator
Subdivision
Fox Hollow II
Lot features
Corner Lot, Sprinklers In Rear, Landscaped
Elementary school
Rocky Mountain
Middle school
MT Garfield (Mesa County)
High school
Palisade
Directions
D 1/2 road to 33 road. Head north 1/4 mile. Turn left on D 3/4 road. Units are on the corner of Fox Run and D 3/4 road.
Standard status
Active
APN
2943-141-04-036
Size
2,016 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2079
Utilities
Heating system
Baseboard
Water source
Public
Amenities
private yard
laundry closets
Building Details
Year built
2003
Floors in Building
1
Number of units
2
Flooring type
Vinyl
Building materials
Brick, VinylSiding, WoodFrame
Roof type
Composition, Asphalt
Architectural style
Ranch
Listing Agency:
HOMESMART REALTY PARTNERS · HomeSmart International
(970) 644-5002
Listed By:
Colleen Sullivan · License #FA100045299
(970) 210-5529
Added: Mar 30
Changed: Sep 10
Last Checked: Sep 11 at 2:06AM
MLS# 20261460
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 ranch-style duplex contains two three-bedroom, two-bathroom residences within 2,016 square feet. Both units have refreshed kitchens with new appliances, updated bathrooms with new plumbing, deep bathtubs, and tile surrounds. Interior improvements include new Lifeproof LVP flooring, fresh paint, and extensive LED lighting upgrades. Each residence also has a private backyard, patio, pantry, vaulted ceilings, and a one-car garage.
The property occupies 0.23 acres and includes public water service, baseboard heat, brick, vinyl siding, and wood-frame construction. Roof improvements include composition asphalt materials, while both water heaters were replaced in 2023. Unit A includes RV parking and a new evaporative cooler; the second unit’s cooler was replaced in 2022.
The property occupies 0.23 acres and includes public water service, baseboard heat, brick, vinyl siding, and wood-frame construction. Roof improvements include composition asphalt materials, while both water heaters were replaced in 2023. Unit A includes RV parking and a new evaporative cooler; the second unit’s cooler was replaced in 2022.
Key Highlights
- Duplex includes two 3‑bedroom, 2‑bathroom units
- 2,016 square feet on a 0.23‑acre lot
- Both units have private backyards, patios, and one‑car garages
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
$20,050
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
3.26%
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%
$401,000
$401.0K
Cap Rate 7%
$286,429
$286.4K
Cap Rate 9%
$222,778
$222.8K
Market Conditions
NOI Build-Up for 2,016 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
$31.0K $15.36/SF
− Vacancy
−$2.3K −$1.15/SF
EGI
$28.6K $14.21/SF
− OpEx
−$8.6K −$4.26/SF
NOI
$20.1K $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%
$401,000
Cap Rate 7%
$286,429
Cap Rate 9%
$222,778
Alternative Uses
Best Use
Multifamily LT 5
$286.4K
$250.6K – $334.2K
NOI $20,050 @ 7.0% cap · market cap 3.26%
Second Best
Apartment 5plus
$263.0K
$230.2K – $306.9K
NOI $18,412 @ 7.0% cap · market cap 2.99%
Theoretical Best
Healthcare Medical
$3.83M
$3.35M – $4.46M
NOI $267,805 @ 7.0% cap · market cap 43.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
84
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 - Two ranch-style units feature renovated interiors, private outdoor areas, and individual one-car garages.
Where is this duplex located?
The property is located at 475 Fox Run Clifton, CO.
What is the asking price?
The asking price for this property is $615,000.
What are key features of this property?
This property features: Duplex includes two 3‑bedroom, 2‑bathroom units; 2,016 square feet on a 0.23‑acre lot; Both units have private backyards, patios, and one‑car garages
