Duplex with Recent
For Sale
$575,000
13080 E 13th Pl, Aurora, CO 80011
Two residential units are newly leased, with updated kitchens, flooring, bathrooms, and major building systems.
Property Size1,950 SF
Days on Market18
Property Features for 13080 E 13th Pl
General Information
Standard status
Active
Size
1,950 SF
Property subtype
Duplex
Occupancy
100%
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,564
Building Details
Building Size
1,950 SF
Year Built
1960
Listing Agency:
eXp Realty, LLC
(303) 915-5519
Listed By:
Lisa Gabriel
(303) 915-5519
Source:
Guidere
Added: Aug 14
Changed: Aug 23
Last Checked: Aug 30 at 9:17PM
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 eXp Realty, LLC
Investment Insights
Based on property information with market context.
Built in 1960, this duplex contains two residential units that are both newly leased. The property has received updates across the building, including a new roof in 2022, radon mitigation, laminate flooring in Units 13080 and 13090, and attic insulation in Unit 13090.
Unit 13080 includes a renovated kitchen and a water heater installed in December 2025. Unit 13090 has a new furnace installed in November 2022 and a water heater installed in August 2025. Bathrooms in both units were renovated in June 2026. The property is located at 13080 E 13th Pl in Aurora, Colorado.
Unit 13080 includes a renovated kitchen and a water heater installed in December 2025. Unit 13090 has a new furnace installed in November 2022 and a water heater installed in August 2025. Bathrooms in both units were renovated in June 2026. The property is located at 13080 E 13th Pl in Aurora, Colorado.
Key Highlights
- Two‑unit duplex built in 1960; both units are newly leased
- New roof installed in 2022
- Renovated kitchen in Unit 13080
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
$26,036
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
4.53%
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%
$520,720
$520.7K
Cap Rate 7%
$371,943
$371.9K
Cap Rate 9%
$289,289
$289.3K
Market Conditions
NOI Build-Up for 1,950 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
$39.8K $20.40/SF
− Vacancy
−$2.6K −$1.33/SF
EGI
$37.2K $19.07/SF
− OpEx
−$11.2K −$5.72/SF
NOI
$26.0K $13.35/SF
Area
ZIP 80011
Vacancy
6.50%
Lease Rate
$20.40 /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%
$520,720
Cap Rate 7%
$371,943
Cap Rate 9%
$289,289
Alternative Uses
Best Use
Multifamily LT 5
$371.9K
$325.5K – $433.9K
NOI $26,036 @ 7.0% cap · market cap 4.53%
Second Best
Apartment 5plus
$334.6K
$292.8K – $390.3K
NOI $23,420 @ 7.0% cap · market cap 4.07%
Theoretical Best
Office A
$449.7K
$393.5K – $524.7K
NOI $31,482 @ 7.0% cap · market cap 5.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
4,974
Businesses Nearby
Explore this area
Business Placement
Demographics for 80011, CO
54,254
Population
19,108
Households
2.8
Avg Household Size
32
Median Age
19%
College-Educated
76%
High-School Grad
20.4 sq mi
ZIP Area
2,660
Density / Sq Mi
$69,719
Median Household Income
$36,853
Median Earnings
$1,607
Median Rent
$367,200
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?
Duplex - Two residential units are newly leased, with updated kitchens, flooring, bathrooms, and major building systems.
Where is this duplex located?
The property is located at 13080 E 13th Pl Aurora, CO.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Two‑unit duplex built in 1960; both units are newly leased; New roof installed in 2022; Renovated kitchen in Unit 13080
