Duplex with Separate Rental
New
For Sale
$350,000
1204 N Lincoln Ave, Loveland, CO 80537
Residential Income, Loveland, CO
Property Size1,968 SF
Lot Size0.25 Acres
Price / SF$177.85
Days on Market2
Property Features for 1204 N Lincoln Ave
General Information
Property type
Residential Multi Family
Property subtype
Single Family Residence
Zoning
B
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Basement, Bathroom 1, Bedroom 3, Bathroom 2, Bedroom 2, Bedroom 1
Parking
2
Exterior features
Sprinkler System
Basement
Crawl Space
Appliances
Electric Range, Refrigerator
Subdivision
Mckee Addition
Lot features
Level, House Faces West, City Limits, Paved, Curbs, Gutters, Sidewalks, Street Light
Elementary school
Truscott
Middle school
Bill Reed
High school
Thompson Valley
Elementary school district
Thompson R2-J
Middle school district
Thompson R2-J
High school district
Thompson R2-J
Standard status
Active
APN
R0381896
Size
1,968 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6316
Utilities
Utilities
Natural Gas Available
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Amenities
air conditioning
Building Details
Year built
1907
Floors in Building
2
Number of units
2
Building materials
Frame
Roof type
Composition
Listing Agency:
RE/MAX Alliance-Loveland · RE/MAX International
(970) 669-1234
Listed By:
Sarah Warnock · License #40032831
(970) 412-3421
Added: Aug 24
Last Checked: Aug 25 at 12:06PM
MLS# 1067109
Copyright © 2026 IRES MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,968-square-foot duplex sits on a 0.25-acre lot and includes a main house plus an upper-level rental unit with its own entrance. The upper unit contains one bedroom, an office, full bathroom, living room, kitchen, and recreation room. The main house is currently available and was previously used as an engineering office. Central air conditioning, forced-air heat, a sprinkler system, a composition roof, and frame construction are included. The property requires substantial work and is offered as-is.
The property is located in Downtown Loveland within the DDA zone and an enterprise zone. It carries B zoning, has public sewer service, and has natural gas available. There is no HOA and the property is not located in a Metro District. Existing appliances include an electric range and refrigerator.
The property is located in Downtown Loveland within the DDA zone and an enterprise zone. It carries B zoning, has public sewer service, and has natural gas available. There is no HOA and the property is not located in a Metro District. Existing appliances include an electric range and refrigerator.
Key Highlights
- 1,968‑square‑foot duplex on a 0.25‑acre lot
- Upper rental unit has a separate entrance, 1 bedroom, office, full bath, kitchen, living room, and rec room
- Main house was previously used as an engineering office
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
$20,256
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
5.79%
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%
$405,120
$405.1K
Cap Rate 7%
$289,371
$289.4K
Cap Rate 9%
$225,067
$225.1K
Market Conditions
NOI Build-Up for 1,968 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
$30.2K $15.36/SF
− Vacancy
−$1.3K −$0.66/SF
EGI
$28.9K $14.70/SF
− OpEx
−$8.7K −$4.41/SF
NOI
$20.3K $10.29/SF
Area
Larimer County, CO
Vacancy
4.27%
Lease Rate
$15.36 /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%
$405,120
Cap Rate 7%
$289,371
Cap Rate 9%
$225,067
Alternative Uses
Best Use
Multifamily LT 5
$289.4K
$253.2K – $337.6K
NOI $20,256 @ 7.0% cap · market cap 5.79%
Second Best
Apartment 5plus
$267.6K
$234.1K – $312.2K
NOI $18,730 @ 7.0% cap · market cap 5.35%
Theoretical Best
Office A
$528.2K
$462.2K – $616.3K
NOI $36,977 @ 7.0% cap · market cap 10.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
1,121
Businesses Nearby
Explore this area
Business Placement
Demographics for 80537, CO
43,603
Population
20,314
Households
2.1
Avg Household Size
44
Median Age
37%
College-Educated
95%
High-School Grad
122.4 sq mi
ZIP Area
356
Density / Sq Mi
$83,746
Median Household Income
$44,448
Median Earnings
$1,630
Median Rent
$460,100
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-part property with a main residence, upper rental unit, central air, and zoning designation B.
Where is this duplex located?
The property is located at 1204 N Lincoln Ave Loveland, CO.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 1,968‑square‑foot duplex on a 0.25‑acre lot; Upper rental unit has a separate entrance, 1 bedroom, office, full bath, kitchen, living room, and rec room; Main house was previously used as an engineering office
