Moffat, CO 81143 77 E 10th Street

Unique San Luis Valley opportunity on 3 acres with expansive views, high visibility location & flexible-use potential. This property offers 1,156 sq ft with strong passive solar design, helping reduce operating costs with minimal supplemental heat. Positioned on a paved road with easy access to Hwy 17, the property sits between the Great Sand Dunes National Park & well-traveled hot springs destinations including Joyful Journey & Valley View, creating natural traffic flow & tourism proximity. The property features an artesian well with high flow rate, a valuable asset for both residential use & potential business operations, along with established garden space supported by natural overflow irrigation. No HOA & open land allow for a wide range of possibilities including live/work, rental income, small-scale agriculture, or boutique commercial concepts. Previously operated as the "On The Go Cafe," the property includes extensive commercial kitchen equipment such as refrigerators, freezers, prep tables, sinks, ice machine, fryers & ovens, offering a head start for food service, catering, farm-to-table concepts, or event-based business. The existing layout allows flexibility for staff housing, rental potential, or owner occupancy, while the surrounding acreage offers room for expansion, additional structures, or outdoor customer or guest experiences. Additional features include electric service, private septic system & a solar shed suitable for storage or workspace. Set in the heart of the San Luis Valley, known for its vast open landscapes, dark skies, rich agricultural heritage & growing tourism draw, this location offers both lifestyle appeal & long-term opportunity. No zoning in Moffat allows rare flexibility for residential or business use. Positioned within reach of Crestone's spiritual centers, art community & outdoor recreation including hiking, off-roading & world-class stargazing, the area continues to draw visitors, creatives & entrepreneurs alike.