Renovated Quadplex with In-Unit
For Sale
$1,092,000
11036 E 4th Way, Aurora, CO 80010
Four residential units feature private kitchens, bathrooms, laundry, quartz countertops, and stainless steel appliances.
Property Size3,692 SF
Lot Size0.17 Acres
Price / SF$295.77
Days on Market154
Property Features for 11036 E 4th Way
General Information
Standard status
Active
Size
3,692 SF
Lot size
0.17 Acres
Property subtype
Duplex
Occupancy
75%
Additional Details
Utilities to Site
Yes
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$3,114
Amenities
in-unit laundry
Building Details
Building Size
3,692 SF
Year Built
1965
Year Renovated
2022
Buildings
1
Tenancy
Multi
Listing Agency:
Joy of the Rockies Realty
(303) 902-0616
Listed By:
April Andrews · License #100077441
(303) 902-0616
Source:
Corken
Added: Mar 31
Changed: Aug 28
Last Checked: Aug 31 at 12:36AM
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 Joy of the Rockies Realty
Investment Insights
Based on property information with market context.
This quadplex provides 3,692 square feet of living space on a 7,449-square-foot lot, arranged as four separate residential units. Each residence includes a kitchen, bathroom, and in-unit laundry, along with quartz countertops, stainless steel appliances, and updated finishes. Three of the four units are leased, leaving one unit available for lease-up. The property was built in 1965 and received extensive renovations during 2021–2022, followed by additional capital improvements through 2025.
Recent work includes a Class 4 impact-resistant roof installed in 2025, sewer and drain line replacement in 2023, Bosch high-efficiency mini-split systems in the main-level units, and new furnaces and air conditioning for the basement units. The property has one water meter and two electric meters, with one meter serving each address. It is located at 11036 E 4th Way in Aurora, Colorado.
Recent work includes a Class 4 impact-resistant roof installed in 2025, sewer and drain line replacement in 2023, Bosch high-efficiency mini-split systems in the main-level units, and new furnaces and air conditioning for the basement units. The property has one water meter and two electric meters, with one meter serving each address. It is located at 11036 E 4th Way in Aurora, Colorado.
Key Highlights
- Four separate residential units, each with a kitchen, bathroom, and in‑unit laundry
- 3,692 square feet of living space on a 7,449‑square‑foot lot
- Three of four units leased; one unit remains vacant for lease‑up
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
$53,071
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
4.86%
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%
$1,061,420
$1.1M
Cap Rate 7%
$758,157
$758.2K
Cap Rate 9%
$589,678
$589.7K
Market Conditions
NOI Build-Up for 3,692 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
$82.0K $22.20/SF
− Vacancy
−$6.1K −$1.67/SF
EGI
$75.8K $20.54/SF
− OpEx
−$22.7K −$6.16/SF
NOI
$53.1K $14.37/SF
Area
Aurora, CO
Vacancy
7.50%
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%
$1,061,420
Cap Rate 7%
$758,157
Cap Rate 9%
$589,678
Alternative Uses
Best Use
Multifamily LT 5
$758.2K
$663.4K – $884.5K
NOI $53,071 @ 7.0% cap · market cap 4.86%
Second Best
Apartment 5plus
$704.0K
$616.0K – $821.4K
NOI $49,281 @ 7.0% cap · market cap 4.51%
Theoretical Best
Office A
$1.03M
$902.7K – $1.20M
NOI $72,216 @ 7.0% cap · market cap 6.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
75%
Occupancy
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
537
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?
Quadplex - Four residential units feature private kitchens, bathrooms, laundry, quartz countertops, and stainless steel appliances.
Where is this quadplex located?
The property is located at 11036 E 4th Way Aurora, CO.
What is the asking price?
The asking price for this property is $1,092,000.
What are key features of this property?
This property features: Four separate residential units, each with a kitchen, bathroom, and in‑unit laundry; 3,692 square feet of living space on a 7,449‑square‑foot lot; Three of four units leased; one unit remains vacant for lease‑up
