24-Unit Apartment
New
For Sale
$2,880,000
1203 Dayton St, Aurora, CO 80010
Unit mix includes studio, one-bedroom, and two-bedroom floor plans in a residential setting near Lowry.
Property Size16,848 SF
Lot Size0.49 Acres
Days on Market4
Property Features for 1203 Dayton St
General Information
Standard status
Active
Size
16,848 SF
Lot size
0.49 Acres
Property subtype
Multifamily
Occupancy
95%
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
1 x studio, 12 x 1BR, 11 x 2BR
Multifamily Units
24
Additional Details
Cap Rate
6.27%
Amenities
Rare opportunity to acquire a 24-unit apartment community adjacent to Denver's coveted Lowry neighborhood, offering strong long-term demand and exceptional connectivity.
24-unit community with a balanced mix of studio, one-bedroom, and two-bedroom units positioned for stable occupancy and broad renter appeal.
Renters benefit from a 56% cost advantage versus homeownership in the area, supporting long-term demand and future rent growth potential.
Building Details
Building Size
16,848 SF
Year Built
1972
Units
24
Listing Agency:
(303) 328-2064
Listed By:
Jason Hornik · License #License(s): CO: FA. 100070708
(303) 328-2064
Source:
Marcusmillichap
Added: Aug 20
Changed: Aug 21
Last Checked: Aug 21 at 4:35AM
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 Jason Hornik
Investment Insights
Based on property information with market context.
The apartment community at 1203 Dayton St in Aurora contains 24 units and was constructed in 1972. Its configuration includes one studio, twelve one-bedroom apartments, and eleven two-bedroom apartments, with floor plans ranging from 400 to 700 square feet. The property occupies a 0.49-acre site and offers a mix of efficient residential layouts.
The community is immediately adjacent to Denver’s Lowry neighborhood, which includes residential development, parks, schools, restaurants, cafés, boutiques, and neighborhood services. Lowry Town Center, Boulevard One, and Crestmoor Park are among the nearby destinations identified in the property information.
Regional access is available through nearby Quebec Street, Colfax Avenue, and Interstate 225, connecting the property with Cherry Creek, Downtown Denver, the Anschutz Medical Campus, and Denver International Airport. The surrounding context also includes major retail corridors, healthcare institutions, and public transportation.
The community is immediately adjacent to Denver’s Lowry neighborhood, which includes residential development, parks, schools, restaurants, cafés, boutiques, and neighborhood services. Lowry Town Center, Boulevard One, and Crestmoor Park are among the nearby destinations identified in the property information.
Regional access is available through nearby Quebec Street, Colfax Avenue, and Interstate 225, connecting the property with Cherry Creek, Downtown Denver, the Anschutz Medical Campus, and Denver International Airport. The surrounding context also includes major retail corridors, healthcare institutions, and public transportation.
Key Highlights
- 24‑unit apartment community constructed in 1972
- Unit mix includes one studio, twelve one‑bedroom, and eleven two‑bedroom apartments
- Floor plans range from 400 to 700 square feet
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
$224,889
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
7.81%
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%
$4,497,780
$4.5M
Cap Rate 7%
$3,212,700
$3.2M
Cap Rate 9%
$2,498,767
$2.5M
Market Conditions
NOI Build-Up for 16,848 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
$438.7K $26.04/SF
− Vacancy
−$29.8K −$1.77/SF
EGI
$408.9K $24.27/SF
− OpEx
−$184.0K −$10.92/SF
NOI
$224.9K $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%
$4,497,780
Cap Rate 7%
$3,212,700
Cap Rate 9%
$2,498,767
Alternative Uses
Best Use
Apartment 5plus
$3.21M
$2.81M – $3.75M
NOI $224,889 @ 7.0% cap · market cap 7.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.71M
$4.12M – $5.49M
NOI $329,547 @ 7.0% cap · market cap 11.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
24
Residential units
Yes
Highway access
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 - Unit mix includes studio, one-bedroom, and two-bedroom floor plans in a residential setting near Lowry.
Where is this apartment building located?
The property is located at 1203 Dayton St Aurora, CO.
What is the asking price?
The asking price for this property is $2,880,000.
What are key features of this property?
This property features: 24‑unit apartment community constructed in 1972; Unit mix includes one studio, twelve one‑bedroom, and eleven two‑bedroom apartments; Floor plans range from 400 to 700 square feet
