Renovated Four-Bedroom
For Sale
$650,000
Pending
13641 E Nevada Pl, Aurora, CO 80012
Brick duplex with vacant units, finished basements, private fenced yards, and separate gas and electric meters.
Property Size3,499 SF
Days on Market17
Property Features for 13641 E Nevada Pl
General Information
Standard status
Pending
Size
3,499 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$3,632
Building Details
Building Size
3,499 SF
Year Built
1965
Listing Agency:
Your Castle Real Estate Inc
(303) 282-8282
Listed By:
Carl Borrmann
(303) 282-8282
Source:
Guidere
Added: Aug 6
Changed: Aug 15
Last Checked: Aug 22 at 12:05PM
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 Your Castle Real Estate Inc
Investment Insights
Based on property information with market context.
This renovated brick ranch duplex, built in 1965, includes two units with four bedrooms and two full baths per side. Both residences are vacant and feature eat-in kitchens, refinished hardwood floors on the main levels, and LVP flooring in the finished basements, kitchens, and bathrooms. Improvements include updated sinks, fixtures, vanity cabinets, interior doors, hardware, lighting, blinds, refinished tubs, and fresh interior paint. Each unit also has a basement laundry room, an additional family room, and a private fenced yard. One side includes a washer and dryer, while the other provides a large basement storage closet.
The property is near Alameda and I-225 in Aurora Hills, 2.5 miles from Anschutz Medical Center. Aurora City Center and the mall are walkable, with coffee, gas, and a gym within 0.1-0.3 miles. Bus service is two blocks away, and light rail is 1 mile from the property. The two units have separate gas and electric metering and no HOA.
The property is near Alameda and I-225 in Aurora Hills, 2.5 miles from Anschutz Medical Center. Aurora City Center and the mall are walkable, with coffee, gas, and a gym within 0.1-0.3 miles. Bus service is two blocks away, and light rail is 1 mile from the property. The two units have separate gas and electric metering and no HOA.
Key Highlights
- Two units with 4 bedrooms and 2 full baths per unit
- Renovated brick ranch duplex built in 1965
- Finished basements with family rooms and laundry rooms
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
$51,020
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
7.85%
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%
$1,020,400
$1.0M
Cap Rate 7%
$728,857
$728.9K
Cap Rate 9%
$566,889
$566.9K
Market Conditions
NOI Build-Up for 3,499 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
$77.7K $22.20/SF
− Vacancy
−$4.8K −$1.37/SF
EGI
$72.9K $20.83/SF
− OpEx
−$21.9K −$6.25/SF
NOI
$51.0K $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%
$1,020,400
Cap Rate 7%
$728,857
Cap Rate 9%
$566,889
Alternative Uses
Best Use
Multifamily LT 5
$728.9K
$637.8K – $850.3K
NOI $51,020 @ 7.0% cap · market cap 7.85%
Second Best
Apartment 5plus
$632.3K
$553.3K – $737.7K
NOI $44,264 @ 7.0% cap · market cap 6.81%
Theoretical Best
Office A
$836.8K
$732.2K – $976.2K
NOI $58,573 @ 7.0% cap · market cap 9.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
964
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 - Brick duplex with vacant units, finished basements, private fenced yards, and separate gas and electric meters.
Where is this duplex located?
The property is located at 13641 E Nevada Pl Aurora, CO.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Two units with 4 bedrooms and 2 full baths per unit; Renovated brick ranch duplex built in 1965; Finished basements with family rooms and laundry rooms
