Littleton Four-Unit Multifamily
For Sale
$950,000
5702 S Pearl St, Littleton, CO 80121
Four-unit multifamily property in Littleton with renovated units and large lot.
Property Size3,710 SF
Lot Size0.32 Acres
Price / SF$256.06
Days on Market140
Property Features for 5702 S Pearl St
General Information
Standard status
Active
Size
3,710 SF
Lot size
0.32 Acres
Property subtype
Multi-Family
Building Details
Year Built
1962
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 10 at 12:19AM
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 5702 S. Pearl Street is a four-unit multifamily investment opportunity in Littleton, Colorado. The property features a unit mix consisting of one three-bedroom/two-bath unit, one three-bedroom/one-and-a-half-bath unit, one two-bedroom/one-bath unit, and one one-bedroom/one-bath unit. The units have been recently renovated. The property sits on a lot spanning over 14,000 square feet. Additional amenities include on-site laundry and off-street parking. Situated on a quiet residential street, the property is one block from Littleton High School and within walking distance of restaurants, retail shops, and everyday conveniences, including King Soopers along Broadway. The property has a bike score of 45, making it somewhat bikeable, a walk score of 61, making it somewhat walkable, and a transit score of 36, indicating some transit options are available.
Key Highlights
- Recently renovated units provide immediate rental upside and enhanced tenant appeal.
- Unique unit mix caters to a wide range of tenant needs.
- Extremely large lot (over 14,000 sq ft) offers ample space.
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
$61,158
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
6.44%
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%
$1,223,160
$1.2M
Cap Rate 7%
$873,686
$873.7K
Cap Rate 9%
$679,533
$679.5K
Market Conditions
NOI Build-Up for 3,710 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
$91.3K $24.60/SF
− Vacancy
−$3.9K −$1.05/SF
EGI
$87.4K $23.55/SF
− OpEx
−$26.2K −$7.06/SF
NOI
$61.2K $16.48/SF
Area
Douglas County, CO
Vacancy
4.27%
Lease Rate
$24.60 /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%
$1,223,160
Cap Rate 7%
$873,686
Cap Rate 9%
$679,533
Alternative Uses
Best Use
Multifamily LT 5
$873.7K
$764.5K – $1.02M
NOI $61,158 @ 7.0% cap · market cap 6.44%
Second Best
Apartment 5plus
$805.1K
$704.5K – $939.3K
NOI $56,356 @ 7.0% cap · market cap 5.93%
Theoretical Best
Office A
$1.27M
$1.12M – $1.49M
NOI $89,202 @ 7.0% cap · market cap 9.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
665
Businesses Nearby
Explore this area
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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Cap Rate, Value Estimation, Potential NOI and more
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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?
Quadplex - Four-unit multifamily property in Littleton with renovated units and large lot.
Where is this quadplex located?
The property is located at 5702 S Pearl St Littleton, CO.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Recently renovated units provide immediate rental upside and enhanced tenant appeal.; Unique unit mix caters to a wide range of tenant needs.; Extremely large lot (over 14,000 sq ft) offers ample space.
