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    Boulder Multifamily Portfolio: 80 Beds Title is generated by Realmo AI

    1057 13th St 1032 11th St 955 College Ave 624-626 Marine St 1725 18th St & 1623 19th St, Boulder, CO 80302

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    For Sale
    $25,180,000

    Six properties, 80 beds near CU Boulder campus.

    Type:Multifamily
    Property size:
    30,487 SF
    Lot size:
    1.29 Acres
    Price / SF:
    $825/SF
    Added:
    Apr 3, 2026
    Days on Market:
    65
    Last Refresh:
    Apr 3 at 4:57 am

    Property Features for 1057 13th St 1032 11th St 955 College Ave 624-626 Marine St 1725 18th St & 1623 19th St

    General Information

    Standard status
    Active
    Size
    30,487 SF
    Lot size
    1.29 Acres
    Property subtype
    Multifamily

    We can help!

    Listing Contact
    Matthew T. Berk

    Listing agent Matthew T. Berk License #CO: FA.100103127

    Listing office Denver Office

    Listing date Apr 3, 2026

    Source Marcusmillichap

    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 Denver Office

    HighLights

    • Six‑property, 80‑bed multifamily portfolio in high‑demand University Hill and Goss Grove near CU Boulder.
    • Steps from CU Boulder campus with unmatched walkability to The Hill's commercial district.
    • Highly restrictive zoning limits new development, protecting existing housing stock.
    • Record CU Boulder applications ensure a strong tenant pool.
    • Properties on The Hill experience zero vacancy with leases secured well in advance.
    • Substantial organic income growth potential due to rents being below market value.

    Overview

    This multifamily portfolio in Boulder presents an opportunity to acquire six properties with 80 beds, situated in the University Hill and Goss Grove areas. Located steps from the University of Colorado Boulder campus, the properties benefit from walkability to the 13th Street corridor. The location offers views of Flatiron Mountain, access to Chautauqua Park, proximity to Pearl Street Mall, and transit connectivity. The portfolio includes 35 units across 30,487 square feet on 1.29 acres. The zoning designations limit new development. CU Boulder received 68,000 applications for Fall 2024, a 20% year-over-year increase, and maintains a 90% retention rate. Properties in this area experience zero vacancy, with leases secured by the end of October for the following academic year. Current rents are below market, presenting income growth opportunities.
    Location Intelligence

    Current Use by Public Records

    Short term rental ...

    Suggested Use

    Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Daycare Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Boulder
    County
    Boulder
    State
    Colorado
    Longitude
    -104.9912342
    Latitude
    39.7505133

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    FAQs

    What type of property is this?
    Apartment building - Six properties, 80 beds near CU Boulder campus.
    Where is this apartment building located?
    The property is located at 1057 13th St 1032 11th St 955 College Ave 624-626 Marine St 1725 18th St & 1623 19th St Boulder, CO.
    What is the asking price?
    The asking price for this property is $25,180,000.
    What are key features of this property?
    This property features: Six‑property, 80‑bed multifamily portfolio in high‑demand University Hill and Goss Grove near CU Boulder.; Steps from CU Boulder campus with unmatched walkability to The Hill's commercial district.; Highly restrictive zoning limits new development, protecting existing housing stock.
    (303) 328-2035
    We can help!
    Listing Contact
    Matthew T. Berk
    Real Estate License ID: CO: FA.100103127
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    1057 13th St, 1032 11th St, 955 College Ave, 624-626 Marine St, 1725 18th St & 1623 19th St, Boulder, CO 80302
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