Arvada Multifamily Investment
For Sale
$2,500,000
10542 W 63rd Pl, Arvada, CO 80004
Stabilized 12-unit apartment asset in a desirable Arvada location.
Property Size9,000 SF
Price / SF$277.78
Days on Market154
Property Features for 10542 W 63rd Pl
General Information
Standard status
Active
Size
9,000 SF
Property subtype
Multifamily
Building Details
Building Size
9,000 SF
Year Built
1964
Listed By:
Chris Knowlton
(719) 325-6087
Source:
Pinnaclerea
Added: Apr 4
Changed: Aug 26
Last Checked: Sep 4 at 4:06AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Chris Knowlton
Investment Insights
Based on property information with market context.
This 12-unit multifamily property is located in Arvada, a submarket of Northwest Denver. The property features a mix of one- and two-bedroom apartment homes. The property has maintained 98% occupancy over the past 24 months. Select units include in-unit washers and dryers. The property is located minutes from Olde Town Arvada, providing access to retail, dining, entertainment, and major employment centers throughout the Denver metro area, including Downtown Denver and the I-70 corridor. The property has a newer roof, windows and boiler system. The unit mix consists of 11 two-bedroom, one-bathroom units and 1 one-bedroom, one-bathroom unit. The property size is 9,000 square feet.
Key Highlights
- 98% occupancy over the past 24 months indicates strong rental demand and income stability.
- Located in the desirable Arvada submarket of Northwest Denver, near Olde Town Arvada, offering convenient access to retail, dining, entertainment, and major employment centers.
- Mix of one- and two‑bedroom units appeals to a broad tenant base.
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
$106,593
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
4.26%
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%
$2,131,860
$2.1M
Cap Rate 7%
$1,522,757
$1.5M
Cap Rate 9%
$1,184,367
$1.2M
Market Conditions
NOI Build-Up for 9,000 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
$209.5K $23.28/SF
− Vacancy
−$15.7K −$1.75/SF
EGI
$193.8K $21.53/SF
− OpEx
−$87.2K −$9.69/SF
NOI
$106.6K $11.84/SF
Area
Arvada, CO
Vacancy
7.50%
Lease Rate
$23.28 /SF/Yr
Expense Ratio
45.00%
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%
$2,131,860
Cap Rate 7%
$1,522,757
Cap Rate 9%
$1,184,367
Alternative Uses
Best Use
Apartment 5plus
$1.52M
$1.33M – $1.78M
NOI $106,593 @ 7.0% cap · market cap 4.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.41M
$2.11M – $2.81M
NOI $168,480 @ 7.0% cap · market cap 6.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
545
Businesses Nearby
Explore this area
Business Placement
Demographics for 80004, CO
36,076
Population
15,447
Households
2.3
Avg Household Size
42
Median Age
44%
College-Educated
95%
High-School Grad
7.1 sq mi
ZIP Area
5,081
Density / Sq Mi
$99,576
Median Household Income
$57,604
Median Earnings
$1,771
Median Rent
$590,600
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?
Apartment building - Stabilized 12-unit apartment asset in a desirable Arvada location.
Where is this apartment building located?
The property is located at 10542 W 63rd Pl Arvada, CO.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 98% occupancy over the past 24 months indicates strong rental demand and income stability.; Located in the desirable Arvada submarket of Northwest Denver, near Olde Town Arvada, offering convenient access to retail, dining, entertainment, and major employment centers.; Mix of one- and two‑bedroom units appeals to a broad tenant base.
