16-Unit Brick Apartment
For Sale
$1,776,000
11916-12000 E 14th Ave, Aurora, CO 80010
Two-story brick buildings offer one-bedroom apartments with recent security door and boiler improvements.
Property Size8,876 SF
Lot Size0.33 Acres
Price / SF$200.09
Days on Market210
Property Features for 11916-12000 E 14th Ave
General Information
Standard status
Active
Size
8,876 SF
Lot size
0.33 Acres
Property subtype
Multi Family
Units
Unit Mix
16 x 1BR/1BA
Multifamily Units
16
Taxes and HOA fees
Annual Taxes
$12,398
Building Details
Year Built
1960
Buildings
2
Stories
2
Construction
brick
Listing Agency:
Unique Properties
(214) 616-2695
Listed By:
Elliott Polanchyck · License #100088171
(214) 616-2695
Source:
Guidere
Added: Feb 3
Changed: Aug 13
Last Checked: Aug 30 at 9:15PM
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 Unique Properties
Investment Insights
Based on property information with market context.
Located at 11916-12000 E 14th Avenue in Aurora, Colorado, the property comprises two two-story brick apartment buildings constructed in 1960. The 16-unit multifamily asset totals approximately 8,876 gross building square feet on a 14,331-square-foot lot. All units are one-bedroom, one-bathroom apartments averaging approximately 500 square feet. Eleven of the sixteen units have been upgraded, while the remaining interiors offer a renovation opportunity.
Recent capital improvements include new apartment security doors installed in both buildings in 2023 and full boiler replacements completed in 2024. Ownership may also increase net operating income through a utility bill-back program that recaptures a portion of currently landlord-paid utilities and improves cash flow.
Recent capital improvements include new apartment security doors installed in both buildings in 2023 and full boiler replacements completed in 2024. Ownership may also increase net operating income through a utility bill-back program that recaptures a portion of currently landlord-paid utilities and improves cash flow.
Key Highlights
- 16‑unit multifamily property at 11916‑12000 E 14th Avenue, Aurora, Colorado
- Two two‑story brick apartment buildings constructed in 1960
- Approximately 8,876 gross building square feet on a 14,331‑square‑foot lot
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
$118,478
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
6.67%
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%
$2,369,560
$2.4M
Cap Rate 7%
$1,692,543
$1.7M
Cap Rate 9%
$1,316,422
$1.3M
Market Conditions
NOI Build-Up for 8,876 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
$231.1K $26.04/SF
− Vacancy
−$15.7K −$1.77/SF
EGI
$215.4K $24.27/SF
− OpEx
−$96.9K −$10.92/SF
NOI
$118.5K $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%
$2,369,560
Cap Rate 7%
$1,692,543
Cap Rate 9%
$1,316,422
Alternative Uses
Best Use
Apartment 5plus
$1.69M
$1.48M – $1.97M
NOI $118,478 @ 7.0% cap · market cap 6.67%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.48M
$2.17M – $2.89M
NOI $173,615 @ 7.0% cap · market cap 9.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
16
Residential units
Location Intelligence
Trade Area within ½ mile
1,135
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?
Apartment building - Two-story brick buildings offer one-bedroom apartments with recent security door and boiler improvements.
Where is this apartment building located?
The property is located at 11916-12000 E 14th Ave Aurora, CO.
What is the asking price?
The asking price for this property is $1,776,000.
What are key features of this property?
This property features: 16‑unit multifamily property at 11916‑12000 E 14th Avenue, Aurora, Colorado; Two two‑story brick apartment buildings constructed in 1960; Approximately 8,876 gross building square feet on a 14,331‑square‑foot lot
