Paired Ranch Duplex with Golf Course
For Sale
$635,000
Pending
8263 S Sicily Ct, Aurora, CO 80016
CONDOS - Contemporary - Aurora, CO
Property Size2,751 SF
Lot Size0.27 Acres
Days on Market29
Property Features for 8263 S Sicily Ct
General Information
Property type
Residential
Property subtype
Duplex
Zoning
RES
Bedrooms
3
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 2, Bedroom 3, Bathroom 1, Bathroom 3, Basement, Dining Room, Game Room, Family Room, Bedroom 1, Bathroom 2
Parking features
Open
Patio and Porch features
Patio, Deck
Interior features
Eat-in Kitchen, Cathedral Ceiling(s), Open Floorplan, Pantry, Natural Woodwork, Walk-In Closet(s), Washer/Dryer Hookup, Two Primary Suites, Split Bedroom Plan
Fireplace
1
Basement
Partially Finished, Partial
Appliances
Gas Range, Self Cleaning Oven, Dishwasher, Refrigerator, Washer, Dryer, Microwave, Disposal, Fire Alarm
Subdivision
Heritage Eagle Bend
Lot features
Cul-De-Sac, Golf Course Neighborhood, Abuts Private Open Space, House Faces East, Paved, Curbs, Gutters, Sidewalks
Elementary school
Coyote Hills
Middle school
Fox Ridge
High school
Cherokee Trail
Elementary school district
Cherry Creek 5
Middle school district
Cherry Creek 5
High school district
Cherry Creek 5
Standard status
Pending
APN
2073-36-3-05-049
Size
2,751 SF
Lot size
0.27 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4214
HOA Fee
$373 Monthly
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Amenities
clubhouse
on-site restaurant
fitness center
indoor pool
outdoor pool
pickleball
tennis
community activities
decks
front porch
Building Details
Year built
2004
Floors in Building
1
Flooring type
Wood
Building materials
Frame, Brick, Wood Siding
Roof type
Composition
Architectural style
Contemporary
Listing Agency:
Group Centerra
(970) 613-0700
Listed By:
Stephen Foster
(970) 219-9458
Added: Jul 10
Changed: Aug 2
Last Checked: Aug 7 at 8:06AM
MLS# 1063940
Copyright © 2026 IRES MLS. 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.
Paired ranch duplex featuring three bedrooms and three bathrooms, with two primary suites and a split bedroom plan. Hardwood floors run through the main level into an updated eat-in kitchen with a gas stove, pantry, abundant cabinet space, and newer microwave and dishwasher. The main-floor primary suite includes a walk-in closet and an ensuite bath. A recently updated basement adds an additional guest-ready layout with a private bedroom and ensuite bath. Interior comforts include forced air heating, central air conditioning, and a fireplace. Exterior highlights include two spacious decks and a private front porch. Additional features include plantation shutters, a radon mitigation system, and a newer water heater, along with a brand-new 2025 composition roof.
The home is positioned for privacy, siding to a serene greenbelt and backing directly to the golf course. At 0.27 acres and 2,751 square feet, the property includes open parking and is served by public sewer, with cable available. Exterior maintenance, snow removal, and trash are covered, and residents can walk to a 35,000-square-foot clubhouse with an on-site restaurant plus fitness center, indoor and outdoor pools, pickleball, and tennis.
Built in 2004 in a contemporary style, the duplex uses frame construction with brick and wood siding and offers washer/dryer hookups.
The home is positioned for privacy, siding to a serene greenbelt and backing directly to the golf course. At 0.27 acres and 2,751 square feet, the property includes open parking and is served by public sewer, with cable available. Exterior maintenance, snow removal, and trash are covered, and residents can walk to a 35,000-square-foot clubhouse with an on-site restaurant plus fitness center, indoor and outdoor pools, pickleball, and tennis.
Built in 2004 in a contemporary style, the duplex uses frame construction with brick and wood siding and offers washer/dryer hookups.
Key Highlights
- Sides to a greenbelt and backs directly to the golf course for added privacy
- 3 bedrooms, 3 bathrooms with two primary suites and split bedroom plan
- Updated kitchen with gas stove, pantry, and newer microwave and dishwasher
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
$40,399
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
6.36%
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%
$807,980
$808.0K
Cap Rate 7%
$577,129
$577.1K
Cap Rate 9%
$448,878
$448.9K
Market Conditions
NOI Build-Up for 2,751 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
$61.1K $22.20/SF
− Vacancy
−$3.4K −$1.22/SF
EGI
$57.7K $20.98/SF
− OpEx
−$17.3K −$6.29/SF
NOI
$40.4K $14.69/SF
Area
ZIP 80016
Vacancy
5.50%
Lease Rate
$22.20 /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%
$807,980
Cap Rate 7%
$577,129
Cap Rate 9%
$448,878
Alternative Uses
Best Use
Multifamily LT 5
$577.1K
$505.0K – $673.3K
NOI $40,399 @ 7.0% cap · market cap 6.36%
Second Best
Apartment 5plus
$510.9K
$447.1K – $596.1K
NOI $35,765 @ 7.0% cap · market cap 5.63%
Theoretical Best
Office A
$924.3K
$808.8K – $1.08M
NOI $64,704 @ 7.0% cap · market cap 10.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
111
Businesses Nearby
Explore this area
Business Placement
Demographics for 80016, CO
65,406
Population
24,227
Households
2.7
Avg Household Size
38
Median Age
58%
College-Educated
97%
High-School Grad
32.3 sq mi
ZIP Area
2,025
Density / Sq Mi
$148,421
Median Household Income
$72,518
Median Earnings
$2,140
Median Rent
$707,700
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 - Three-bedroom paired ranch duplex backs to golf course with private greenbelt side, updated kitchen and two decks.
Where is this duplex located?
The property is located at 8263 S Sicily Ct Aurora, CO.
What is the asking price?
The asking price for this property is $635,000.
What are key features of this property?
This property features: Sides to a greenbelt and backs directly to the golf course for added privacy; 3 bedrooms, 3 bathrooms with two primary suites and split bedroom plan; Updated kitchen with gas stove, pantry, and newer microwave and dishwasher
