Renovated Multifamily Investment
For Sale
$1,150,000
5710 S Pennsylvania St, Littleton, CO 80121
Six renovated units with rental upside near Littleton High School.
Property Size5,424 SF
Price / SF$212.02
Days on Market140
Property Features for 5710 S Pennsylvania St
General Information
Standard status
Active
Size
5,424 SF
Building Details
Year Built
1964
Listing Agency:
Pinnacle Real Estate Advisors
Listed By:
Quentin Shore · License #100088573
(720) 635-2863
Source:
Yourteamco
Added: Apr 24
Changed: Sep 8
Last Checked: Sep 9 at 9:09PM
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 Pinnacle Real Estate Advisors
Investment Insights
Based on property information with market context.
The property at 5710 S Pennsylvania Street is a multifamily investment opportunity featuring six residential units. The unit mix includes one three-bedroom/two-bath unit, two two-bedroom/one-bath units, and three one-bedroom/one-bath units. The units have been recently renovated and feature new bathrooms, updated flooring, modern kitchens with white shaker cabinetry, granite-style countertops, and stainless-steel appliances. Unit sizes range from approximately 650 to 1,100 square feet. Each unit includes an in-unit washer and dryer. The property includes private, fenced-in outdoor space for tenant use. The property is located directly across the street from Littleton High School and is walkable, with access to restaurants, retail shops, and a King Soopers along Broadway. The location has a bike score of 54, indicating it is bikeable, a walk score of 70, indicating it is somewhat walkable, and a transit score of 34, indicating some transit options are available. This property can also be purchased with 5511 S. Delaware Street (7-unit property) and with 5702 S. Pearl Street (4-unit property).
Key Highlights
- Recently renovated units with immediate rental upside.
- Diverse unit mix: (1) 3BR/2BA, (2) 2BR/1BA, and (3) 1BR/1BA units.
- Large units ranging from approximately 650 to 1,100 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
$82,392
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
7.16%
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%
$1,647,840
$1.6M
Cap Rate 7%
$1,177,029
$1.2M
Cap Rate 9%
$915,467
$915.5K
Market Conditions
NOI Build-Up for 5,424 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
$156.9K $28.92/SF
− Vacancy
−$7.1K −$1.30/SF
EGI
$149.8K $27.62/SF
− OpEx
−$67.4K −$12.43/SF
NOI
$82.4K $15.19/SF
Area
Douglas County, CO
Vacancy
4.50%
Lease Rate
$28.92 /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%
$1,647,840
Cap Rate 7%
$1,177,029
Cap Rate 9%
$915,467
Alternative Uses
Best Use
Apartment 5plus
$1.18M
$1.03M – $1.37M
NOI $82,392 @ 7.0% cap · market cap 7.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.86M
$1.63M – $2.17M
NOI $130,413 @ 7.0% cap · market cap 11.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
665
Businesses Nearby
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Business Placement
Demographics for 80121, CO
18,176
Population
7,501
Households
2.4
Avg Household Size
46
Median Age
64%
College-Educated
99%
High-School Grad
7.2 sq mi
ZIP Area
2,524
Density / Sq Mi
$136,287
Median Household Income
$69,041
Median Earnings
$1,945
Median Rent
$684,900
Median Home Value
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Apartment building - Six renovated units with rental upside near Littleton High School.
Where is this apartment building located?
The property is located at 5710 S Pennsylvania St Littleton, CO.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Recently renovated units with immediate rental upside.; Diverse unit mix: (1) 3BR/2BA, (2) 2BR/1BA, and (3) 1BR/1BA units.; Large units ranging from approximately 650 to 1,100 square feet.
