Manufacturing Property with Fenced
For Sale
$475,000
Pending
810 E Grand Avenue, Fruita, CO 81521
CommercialSale, Fruita, CO
Property Size2,700 SF
Days on Market36
Property Features for 810 E Grand Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
mixed use
Directions
Fruita highway 6 and 50 to E Grand Ave
Subdivision
Fruita
Standard status
Pending
Taxes and HOA fees
Tax Annual Amount
6709
Listing Agency:
VENTURE GROUP
(970) 892-2200
Listed By:
Theresa Englbrecht · License #FA100006764
(970) 201-1849
Added: Aug 6
Changed: Sep 9
Last Checked: Sep 10 at 12:06PM
MLS# 20263880
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.
Located at 810 E Grand Avenue in Fruita, this 2,700-square-foot manufacturing property combines industrial workspace with practical support areas. The building includes a remodeled office, restroom, and two swamp coolers, providing defined administrative space and cooling for the facility.
Power infrastructure includes three-phase service and multiple 220V outlets. A fenced gravel yard adds enclosed exterior space for storage or operational needs. The property is situated within a mixed-use zoning designation, which may support multifamily or other possibilities subject to applicable requirements.
Power infrastructure includes three-phase service and multiple 220V outlets. A fenced gravel yard adds enclosed exterior space for storage or operational needs. The property is situated within a mixed-use zoning designation, which may support multifamily or other possibilities subject to applicable requirements.
Key Highlights
- 2,700 SF industrial building in Fruita
- Three‑phase power with multiple 220V outlets
- Remodeled small office and restroom
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
$28,170
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
5.93%
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%
$563,400
$563.4K
Cap Rate 7%
$402,429
$402.4K
Cap Rate 9%
$313,000
$313.0K
Market Conditions
NOI Build-Up for 2,700 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
$47.0K $17.40/SF
− Vacancy
−$3.6K −$1.35/SF
EGI
$43.3K $16.05/SF
− OpEx
−$15.2K −$5.62/SF
NOI
$28.2K $10.43/SF
Area
Mesa County, CO
Vacancy
7.75%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
35.00%
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%
$563,400
Cap Rate 7%
$402,429
Cap Rate 9%
$313,000
Alternative Uses
Best Use
Flex RnD
$402.4K
$352.1K – $469.5K
NOI $28,170 @ 7.0% cap · market cap 5.93%
Second Best
Industrial
$297.0K
$259.9K – $346.5K
NOI $20,790 @ 7.0% cap · market cap 4.38%
Theoretical Best
Healthcare Medical
$5.12M
$4.48M – $5.98M
NOI $358,668 @ 7.0% cap · market cap 75.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
687
Businesses Nearby
Explore this area
Business Placement
Demographics for 81521, CO
16,446
Population
6,531
Households
2.5
Avg Household Size
40
Median Age
32%
College-Educated
94%
High-School Grad
181.6 sq mi
ZIP Area
91
Density / Sq Mi
$82,632
Median Household Income
$41,801
Median Earnings
$1,249
Median Rent
$385,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Industrial facility with three-phase power, office and restroom improvements, cooling equipment, and secured outdoor storage.
Where is this manufacturing property located?
The property is located at 810 E Grand Avenue Fruita, CO.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 2,700 SF industrial building in Fruita; Three‑phase power with multiple 220V outlets; Remodeled small office and restroom
