Brick Side-by-Side
For Sale
$729,999
13611 E Nevada Place, Aurora, CO 80012
Two attached residences offer finished basements, private fenced yards, and flexible living arrangements for occupants or investors.
Property Size3,226 SF
Price / SF$226.29
Days on Market120
Property Features for 13611 E Nevada Place
General Information
Standard status
Active
Size
3,226 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$6,040
Building Details
Year Built
1965
Listing Agency:
REDT LLC
(720) 261-8749
Listed By:
Lisa Porter · License #100022923
(720) 261-8749
Source:
Exitrealty
Added: May 4
Changed: Aug 29
Last Checked: Aug 30 at 1:25PM
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 REDT LLC
Investment Insights
Based on property information with market context.
This side-by-side brick duplex contains 3,226 SF and was built in 1965. Each residence has 2 bedrooms and 1 bathroom on the main level, plus a living room and kitchen. Finished basements add a large secondary living area, a conforming bedroom, and a second bathroom for each unit. The basement bathrooms have been recently remodeled, and both sides include a private fenced yard with a spacious patio.
Located in Aurora Hills at 13611 E Nevada Place, Aurora, CO 80012, the property is tenant occupied and requires 24-hour notice for showings. The basement layouts provide separate living areas, while the utility spaces may offer a path toward more distinct configurations if enclosed. The estimated current cap rate is approximately 6.25%.
Located in Aurora Hills at 13611 E Nevada Place, Aurora, CO 80012, the property is tenant occupied and requires 24-hour notice for showings. The basement layouts provide separate living areas, while the utility spaces may offer a path toward more distinct configurations if enclosed. The estimated current cap rate is approximately 6.25%.
Key Highlights
- Side‑by‑side brick duplex with 3,226 SF, built in 1965
- Each unit includes 2 bedrooms and 1 bathroom on the main level
- Finished basement per unit with conforming bedroom and second bathroom
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
$47,039
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%
$940,780
$940.8K
Cap Rate 7%
$671,986
$672.0K
Cap Rate 9%
$522,656
$522.7K
Market Conditions
NOI Build-Up for 3,226 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
$71.6K $22.20/SF
− Vacancy
−$4.4K −$1.37/SF
EGI
$67.2K $20.83/SF
− OpEx
−$20.2K −$6.25/SF
NOI
$47.0K $14.58/SF
Area
ZIP 80012
Vacancy
6.17%
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%
$940,780
Cap Rate 7%
$671,986
Cap Rate 9%
$522,656
Alternative Uses
Best Use
Multifamily LT 5
$672.0K
$588.0K – $784.0K
NOI $47,039 @ 7.0% cap · market cap 6.44%
Second Best
Apartment 5plus
$583.0K
$510.1K – $680.2K
NOI $40,811 @ 7.0% cap · market cap 5.59%
Theoretical Best
Office A
$771.5K
$675.0K – $900.1K
NOI $54,003 @ 7.0% cap · market cap 7.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
873
Businesses Nearby
Explore this area
Business Placement
Demographics for 80012, CO
49,897
Population
20,102
Households
2.5
Avg Household Size
35
Median Age
27%
College-Educated
84%
High-School Grad
7.6 sq mi
ZIP Area
6,565
Density / Sq Mi
$69,835
Median Household Income
$40,526
Median Earnings
$1,697
Median Rent
$398,300
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 attached residences offer finished basements, private fenced yards, and flexible living arrangements for occupants or investors.
Where is this duplex located?
The property is located at 13611 E Nevada Place Aurora, CO.
What is the asking price?
The asking price for this property is $729,999.
What are key features of this property?
This property features: Side‑by‑side brick duplex with 3,226 SF, built in 1965; Each unit includes 2 bedrooms and 1 bathroom on the main level; Finished basement per unit with conforming bedroom and second bathroom
