Ranch-Style Residential Income
For Sale
$799,000
10800 E 4th Way, Aurora, CO 80010
Ranch-style units offer 2 bedrooms and 1 bath, with in-unit washer and dryer hookups and private backyards.
Property Size2,992 SF
Price / SF$267.05
Days on Market56
Property Features for 10800 E 4th Way
General Information
Standard status
Active
Size
2,992 SF
Property subtype
Multi-Family
Building Details
Year Built
1963
Listing Agency:
Altos Realty Advisors, Inc.
Listed By:
Elizabeth Krejcik · License #100094943
(510) 334-9510
Source:
Allianceteamco
Added: Jul 14
Changed: Sep 5
Last Checked: Sep 7 at 11:57AM
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 Altos Realty Advisors, Inc.
Investment Insights
Based on property information with market context.
This residential income property features well-maintained ranch-style units with 2 bedrooms and 1 bath. Each unit includes in-unit washer and dryer hookups and has a private backyard, supporting tenant convenience and everyday livability.
The property is located in Aurora, just off Havana St and 6th Ave, with easy access to Alameda Ave and 6th Ave. Nearby shopping and dining provide daily amenities for residents.
The offering is positioned as an investment opportunity with existing income potential, with room for investors to consider improvement or redevelopment depending on their strategy.
The property is located in Aurora, just off Havana St and 6th Ave, with easy access to Alameda Ave and 6th Ave. Nearby shopping and dining provide daily amenities for residents.
The offering is positioned as an investment opportunity with existing income potential, with room for investors to consider improvement or redevelopment depending on their strategy.
Key Highlights
- Year built: 1963
- Ranch‑style units with 2 bedrooms and 1 bath
- In‑unit washer and dryer hookups
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
$39,938
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
5.00%
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%
$798,760
$798.8K
Cap Rate 7%
$570,543
$570.5K
Cap Rate 9%
$443,756
$443.8K
Market Conditions
NOI Build-Up for 2,992 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
$77.9K $26.04/SF
− Vacancy
−$5.3K −$1.77/SF
EGI
$72.6K $24.27/SF
− OpEx
−$32.7K −$10.92/SF
NOI
$39.9K $13.35/SF
Area
Aurora, CO
Vacancy
6.80%
Lease Rate
$26.04 /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%
$798,760
Cap Rate 7%
$570,543
Cap Rate 9%
$443,756
Alternative Uses
Best Use
Apartment 5plus
$570.5K
$499.2K – $665.6K
NOI $39,938 @ 7.0% cap · market cap 5.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$836.1K
$731.6K – $975.4K
NOI $58,524 @ 7.0% cap · market cap 7.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
516
Businesses Nearby
Explore this area
Business Placement
Demographics for 80010, CO
42,303
Population
15,394
Households
2.7
Avg Household Size
32
Median Age
19%
College-Educated
73%
High-School Grad
5.1 sq mi
ZIP Area
8,295
Density / Sq Mi
$60,755
Median Household Income
$36,349
Median Earnings
$1,400
Median Rent
$385,700
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?
Multifamily property - Ranch-style units offer 2 bedrooms and 1 bath, with in-unit washer and dryer hookups and private backyards.
Where is this multifamily property located?
The property is located at 10800 E 4th Way Aurora, CO.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Year built: 1963; Ranch‑style units with 2 bedrooms and 1 bath; In‑unit washer and dryer hookups
