Two-Unit Townhome-Style
For Sale
$625,000
1281 Alton St, Aurora, CO 80010
Two residences offer private entries, functional outdoor areas, and flexible occupancy or rental arrangements.
Property Size1,512 SF
Price / SF$413.36
Days on Market30
Property Features for 1281 Alton St
General Information
Standard status
Active
Size
1,512 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1957
Listing Agency:
Compass Colorado, LLC - Boulder
(303) 720-9836
Listed By:
Lyndsey Geiger · License #100087951
Source:
Pathhometeam
Added: Aug 2
Changed: Aug 30
Last Checked: Aug 30 at 1:45PM
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 Compass Colorado, LLC - Boulder
Investment Insights
Based on property information with market context.
This 1,512-square-foot duplex contains two townhome-style residences, each with 2 bedrooms, 1 bathroom, a private entrance, and designated outdoor space. Built in 1957, the property includes an oversized detached two-car garage serving the 1281 unit, with potential for parking, storage, or workshop use.
The property is located near the UCHealth Anschutz Medical Campus, Fitzsimons Innovation Community, Stanley Marketplace, and the Lowry neighborhood. Its two-unit configuration supports leasing both residences, occupying one unit while renting the other, or maintaining separate living space for multigenerational use. The address is 1281 Alton St, Aurora, CO 80010.
The property is located near the UCHealth Anschutz Medical Campus, Fitzsimons Innovation Community, Stanley Marketplace, and the Lowry neighborhood. Its two-unit configuration supports leasing both residences, occupying one unit while renting the other, or maintaining separate living space for multigenerational use. The address is 1281 Alton St, Aurora, CO 80010.
Key Highlights
- 1,512‑square‑foot duplex with two townhome‑style residences
- Each unit includes 2 bedrooms, 1 bathroom, and a private entrance
- Unit 1281 has an oversized detached two‑car garage
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
$21,734
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
3.48%
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%
$434,680
$434.7K
Cap Rate 7%
$310,486
$310.5K
Cap Rate 9%
$241,489
$241.5K
Market Conditions
NOI Build-Up for 1,512 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
$33.6K $22.20/SF
− Vacancy
−$2.5K −$1.67/SF
EGI
$31.0K $20.54/SF
− OpEx
−$9.3K −$6.16/SF
NOI
$21.7K $14.37/SF
Area
Aurora, CO
Vacancy
7.50%
Lease Rate
$22.20 /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%
$434,680
Cap Rate 7%
$310,486
Cap Rate 9%
$241,489
Alternative Uses
Best Use
Multifamily LT 5
$310.5K
$271.7K – $362.2K
NOI $21,734 @ 7.0% cap · market cap 3.48%
Second Best
Apartment 5plus
$288.3K
$252.3K – $336.4K
NOI $20,182 @ 7.0% cap · market cap 3.23%
Theoretical Best
Office A
$422.5K
$369.7K – $492.9K
NOI $29,575 @ 7.0% cap · market cap 4.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,135
Businesses Nearby
Explore this area
Business Placement
Demographics for 80010, CO
42,303
Population
15,394
Households
2.7
Avg Household Size
32
Median Age
19%
College-Educated
73%
High-School Grad
5.1 sq mi
ZIP Area
8,295
Density / Sq Mi
$60,755
Median Household Income
$36,349
Median Earnings
$1,400
Median Rent
$385,700
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 residences offer private entries, functional outdoor areas, and flexible occupancy or rental arrangements.
Where is this duplex located?
The property is located at 1281 Alton St Aurora, CO.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: 1,512‑square‑foot duplex with two townhome‑style residences; Each unit includes 2 bedrooms, 1 bathroom, and a private entrance; Unit 1281 has an oversized detached two‑car garage
