Equestrian Property with
For Sale
$1,450,000
12416 Flagg Dr, Lafayette, CO 80026
A-zoned acreage includes two residences, horse facilities, gardens, and access to open-space and creek-side surroundings.
Property Size2,636 SF
Days on Market114
Property Features for 12416 Flagg Dr
General Information
Standard status
Active
Size
2,636 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$2,637
Building Details
Building Size
2,636 SF
Year Built
1940
Listing Agency:
KL Realty
(303) 444-3177
Listed By:
The KL Team
(303) 444-3177
Source:
Elliman
Added: May 9
Changed: Aug 29
Last Checked: Aug 29 at 1:04PM
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 KL Realty
Investment Insights
Based on property information with market context.
This 9-acre A-zoned equestrian property includes two residences, horse improvements, cultivated areas, and an outbuilding configured as a gym. The homes offer two bedrooms and one bathroom, and three bedrooms and two bathrooms, respectively. The land includes divided horse pastures, four paddocks, four loafing sheds, and a riding arena, along with 10 raised garden beds and an orchard containing apple, peach, pear, and raspberry plantings.
The property is adjacent to County Open Space and Coal Creek, with the City of Lafayette trailhead located just south of the site. A well provides water service, while Xcel power and natural gas serve the property. Additional features include reverse osmosis treatment and an EV charging outlet at the blue house. The residences were built in 1940, and the property carries front range views and mature tree coverage.
The property is adjacent to County Open Space and Coal Creek, with the City of Lafayette trailhead located just south of the site. A well provides water service, while Xcel power and natural gas serve the property. Additional features include reverse osmosis treatment and an EV charging outlet at the blue house. The residences were built in 1940, and the property carries front range views and mature tree coverage.
Key Highlights
- 9‑acre A‑zoned property with two residences
- Two homes: 2‑bed/1‑bath and 3‑bed/2‑bath
- Four paddocks, four loafing sheds, divided horse pastures, and riding arena
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
$45,888
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
3.16%
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%
$917,760
$917.8K
Cap Rate 7%
$655,543
$655.5K
Cap Rate 9%
$509,867
$509.9K
Market Conditions
NOI Build-Up for 2,636 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
$88.6K $33.60/SF
− Vacancy
−$5.1K −$1.95/SF
EGI
$83.4K $31.65/SF
− OpEx
−$37.5K −$14.24/SF
NOI
$45.9K $17.41/SF
Area
Boulder County, CO
Vacancy
5.80%
Lease Rate
$33.60 /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%
$917,760
Cap Rate 7%
$655,543
Cap Rate 9%
$509,867
Alternative Uses
Best Use
Apartment 5plus
$655.5K
$573.6K – $764.8K
NOI $45,888 @ 7.0% cap · market cap 3.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$795.3K
$695.9K – $927.9K
NOI $55,672 @ 7.0% cap · market cap 3.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
41
Businesses Nearby
Explore this area
Business Placement
Demographics for 80026, CO
32,318
Population
14,209
Households
2.3
Avg Household Size
39
Median Age
66%
College-Educated
96%
High-School Grad
22.5 sq mi
ZIP Area
1,436
Density / Sq Mi
$115,031
Median Household Income
$59,937
Median Earnings
$2,054
Median Rent
$664,000
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?
Horse & equestrian property - A-zoned acreage includes two residences, horse facilities, gardens, and access to open-space and creek-side surroundings.
Where is this horse & equestrian property located?
The property is located at 12416 Flagg Dr Lafayette, CO.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: 9‑acre A‑zoned property with two residences; Two homes: 2‑bed/1‑bath and 3‑bed/2‑bath; Four paddocks, four loafing sheds, divided horse pastures, and riding arena
