End-Unit Residential Income
New
For Sale
$475,000
1306 Promontory Bluff View, Colorado Springs, CO 80921
Residential Income, Colorado Springs, CO
Property Size3,000 SF
Lot Size0.05 Acres
Price / SF$158.33
Days on Market2
Property Features for 1306 Promontory Bluff View
General Information
Property type
Residential Multi Family
Property subtype
Other
Fireplace
1
Basement
Full
Elementary school district
Academy-20
Middle school district
Academy-20
High school district
Academy-20
Standard status
Active
Lot size
0.05 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
1672
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Central Air, Ceiling Fan(s)
Amenities
granite countertops
glass subway tile backsplash
large center island
private concrete patio
spa walk-in shower
dual quartz vanities
walk-in closet
finished basement
oversized laundry room
mudroom with built-in storage bench and cubbies
loft
Building Details
Year built
2016
Roof type
Shingle
Listing Agency:
HomeSmart · HomeSmart International
(303) 858-8100
Listed By:
Noah Sathre
(719) 649-0665
Added: Aug 21
Last Checked: Aug 22 at 7:06PM
MLS# 1665558
Copyright © 2026 elevateMLS. 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 2016-built end-unit townhome offers nearly 3,000 square feet of living space across a flexible layout with three bedrooms and four bathrooms. Interior features include an open kitchen with granite countertops, glass tile backsplash, center island, and adjacent concrete patio. The primary suite includes a sitting area, spa-style walk-in shower, dual quartz vanities, and walk-in closet. Each bedroom has a walk-in closet, while the loft, finished basement, mudroom, and oversized laundry room add practical versatility. Forced-air natural gas heating, central air, ceiling fans, a fireplace, shingle roofing, and an attached two-car garage complete the property.
The home is located in Northgate within Academy District 20, with access to shopping, dining, grocery stores, medical facilities, parks, and schools. InterQuest Marketplace and Ford Amphitheater are nearby, and I-25 provides access to the broader Colorado Springs area.
The home is located in Northgate within Academy District 20, with access to shopping, dining, grocery stores, medical facilities, parks, and schools. InterQuest Marketplace and Ford Amphitheater are nearby, and I-25 provides access to the broader Colorado Springs area.
Key Highlights
- Nearly 3,000 square feet of living space in a 2016‑built townhome
- Three bedrooms and four bathrooms, including multiple ensuite retreats
- Finished basement, loft, mudroom, and oversized laundry room
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
$36,415
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
7.67%
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%
$728,300
$728.3K
Cap Rate 7%
$520,214
$520.2K
Cap Rate 9%
$404,611
$404.6K
Market Conditions
NOI Build-Up for 3,000 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
$69.8K $23.28/SF
− Vacancy
−$3.6K −$1.21/SF
EGI
$66.2K $22.07/SF
− OpEx
−$29.8K −$9.93/SF
NOI
$36.4K $12.14/SF
Area
Colorado Springs, CO
Vacancy
5.20%
Lease Rate
$23.28 /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%
$728,300
Cap Rate 7%
$520,214
Cap Rate 9%
$404,611
Alternative Uses
Best Use
Apartment 5plus
$520.2K
$455.2K – $606.9K
NOI $36,415 @ 7.0% cap · market cap 7.67%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$592.5K
$518.4K – $691.2K
NOI $41,472 @ 7.0% cap · market cap 8.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
371
Businesses Nearby
Explore this area
Business Placement
Demographics for 80921, CO
25,158
Population
10,412
Households
2.4
Avg Household Size
41
Median Age
64%
College-Educated
98%
High-School Grad
49.0 sq mi
ZIP Area
513
Density / Sq Mi
$143,996
Median Household Income
$70,422
Median Earnings
$2,212
Median Rent
$647,600
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Three-bedroom townhome with four bathrooms, a finished basement, and an attached two-car garage.
Where is this residential income property located?
The property is located at 1306 Promontory Bluff View Colorado Springs, CO.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Nearly 3,000 square feet of living space in a 2016‑built townhome; Three bedrooms and four bathrooms, including multiple ensuite retreats; Finished basement, loft, mudroom, and oversized laundry room
