Fully Leased Investment
For Sale
$545,000
1410-1416 13th Street, Greeley, CO 80631
Four-unit property, fully leased, generating immediate income.
Property Size3,936 SF
Price / SF$138.47
Days on Market372
Property Features for 1410-1416 13th Street
General Information
Standard status
Active
Size
3,936 SF
Property subtype
Quadruplex
Amenities
Forced Air
Oven
Patio, Separate Gas, Electricity Available, Internet Access (Wired), Natural Gas Available, Separate Electric, Composition
Building Details
Building Size
3,936 SF
Year Built
1957
Listing Agency:
Priority Realty
(303) 857-4436
Listed By:
Bret Pachello · License #IR1040847
(303) 857-4436
Source:
Kw
Added: Aug 6, 2025
Changed: Aug 8
Last Checked: Jul 16 at 4:35AM
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 Priority Realty
Investment Insights
Based on property information with market context.
This fully leased four-unit property presents a great investment opportunity, offering immediate cash flow. All units have separate entrances and are occupied by reliable tenants on month-to-month or yearly leases. Unit 1, located on the main floor, features 2 bedrooms and 2 bathrooms, a front and back patio, and a 1-car attached garage. Unit 2, also on the main floor, includes 3 bedrooms, 1 bathroom, a 1-car attached garage with a basement, and a front patio. Unit 3, situated in the basement, offers 1 bedroom, 1 bathroom, and off-street parking. Unit 4, also in the basement, features 2 bedrooms, 2 bathrooms, and off-street parking. Washer and dryer hookups are available in units 1410 and 1416. The property is in a prime location near downtown, dining, transit, schools, and the university. Each unit has a separate furnace, gas/electric meters, and water heaters, with tenants responsible for their own gas and electric bills. The owner covers trash, water, and sewer expenses. There is one water meter for all units. The exterior was repainted in late July. The property size is 3936 square feet.
Key Highlights
- Fully leased 4‑unit property provides immediate cash flow from day one.
- Prime location near downtown, dining, transit, schools, and university.
- All units have separate entrances, furnaces, gas/electric meters, and water heaters.
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
$45,299
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
8.31%
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%
$905,980
$906.0K
Cap Rate 7%
$647,129
$647.1K
Cap Rate 9%
$503,322
$503.3K
Market Conditions
NOI Build-Up for 3,936 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
$68.5K $17.40/SF
− Vacancy
−$3.8K −$0.96/SF
EGI
$64.7K $16.44/SF
− OpEx
−$19.4K −$4.93/SF
NOI
$45.3K $11.51/SF
Area
Greeley, CO
Vacancy
5.51%
Lease Rate
$17.40 /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%
$905,980
Cap Rate 7%
$647,129
Cap Rate 9%
$503,322
Alternative Uses
Best Use
Multifamily LT 5
$647.1K
$566.2K – $755.0K
NOI $45,299 @ 7.0% cap · market cap 8.31%
Second Best
Apartment 5plus
$594.3K
$520.0K – $693.4K
NOI $41,601 @ 7.0% cap · market cap 7.63%
Theoretical Best
Office B
$717.3K
$627.7K – $836.9K
NOI $50,214 @ 7.0% cap · market cap 9.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,208
Businesses Nearby
Explore this area
Business Placement
Demographics for 80631, CO
52,336
Population
18,871
Households
2.8
Avg Household Size
29
Median Age
18%
College-Educated
73%
High-School Grad
103.6 sq mi
ZIP Area
505
Density / Sq Mi
$52,470
Median Household Income
$33,062
Median Earnings
$1,209
Median Rent
$300,400
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit property, fully leased, generating immediate income.
Where is this quadplex located?
The property is located at 1410-1416 13th Street Greeley, CO.
What is the asking price?
The asking price for this property is $545,000.
What are key features of this property?
This property features: Fully leased 4‑unit property provides immediate cash flow from day one.; Prime location near downtown, dining, transit, schools, and university.; All units have separate entrances, furnaces, gas/electric meters, and water heaters.
