Multifamily Apartment
For Sale
$1,250,000
604 - 606 E Eisenhower Blvd, Loveland, CO 80537
Thirteen-unit apartment property across three buildings on two parcels in Loveland, Colorado.
Property Size6,490 SF
Days on Market70
Property Features for 604 - 606 E Eisenhower Blvd
General Information
Standard status
Active
Size
6,490 SF
Property subtype
Multifamily
Additional Details
Multifamily Units
13
Building Details
Building Size
6,490 SF
Year Built
1949
Listing Agency:
(303) 931-0793
Listed By:
Phil Dankner · License #CO FA.100052493
(303) 931-0793
Source:
Uniqueprop
Added: Jun 25
Changed: Aug 28
Last Checked: Sep 1 at 6:05PM
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 Phil Dankner
Investment Insights
Based on property information with market context.
The Valley Apartments is a 13-unit multifamily property spread across three buildings on two separate parcels. One parcel includes a converted office building with five units, consisting of four 1-bed/1-bath units and one studio unit. The second parcel includes eight units converted from a motel, featuring five 1-bed/1-bath units, one studio, one large 2-bed/1-bath unit, and one additional 1-bed/1-bath unit.
The property is centrally located at 604–606 E Eisenhower Blvd in Loveland, Colorado.
The property is centrally located at 604–606 E Eisenhower Blvd in Loveland, Colorado.
Key Highlights
- 13‑unit apartment property across three buildings in Loveland, Colorado
- Two‑parcel setup: includes a converted office building and a converted motel
- Converted office building has 5 units: four 1 bed/1 bath units and one studio unit
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
$61,769
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
4.94%
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%
$1,235,380
$1.2M
Cap Rate 7%
$882,414
$882.4K
Cap Rate 9%
$686,322
$686.3K
Market Conditions
NOI Build-Up for 6,490 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
$117.6K $18.12/SF
− Vacancy
−$5.3K −$0.82/SF
EGI
$112.3K $17.30/SF
− OpEx
−$50.5K −$7.79/SF
NOI
$61.8K $9.52/SF
Area
Larimer County, CO
Vacancy
4.50%
Lease Rate
$18.12 /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%
$1,235,380
Cap Rate 7%
$882,414
Cap Rate 9%
$686,322
Alternative Uses
Best Use
Apartment 5plus
$882.4K
$772.1K – $1.03M
NOI $61,769 @ 7.0% cap · market cap 4.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.74M
$1.52M – $2.03M
NOI $121,941 @ 7.0% cap · market cap 9.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
13
Residential units
Location Intelligence
Trade Area within ½ mile
1,182
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
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Frequently Asked Questions
What type of property is this?
Apartment building - Thirteen-unit apartment property across three buildings on two parcels in Loveland, Colorado.
Where is this apartment building located?
The property is located at 604 - 606 E Eisenhower Blvd Loveland, CO.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 13‑unit apartment property across three buildings in Loveland, Colorado; Two‑parcel setup: includes a converted office building and a converted motel; Converted office building has 5 units: four 1 bed/1 bath units and one studio unit
