Aurora Multifamily Investment
For Sale
$535,000
1558 Dallas St, Aurora, CO 80010
Four-unit multifamily property near Fitzsimons Medical Campus and Stanley Marketplace.
Property Size1,998 SF
Lot Size0.15 Acres
Days on Market276
Property Features for 1558 Dallas St
General Information
Standard status
Active
Size
1,998 SF
Lot size
0.15 Acres
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$1,689
Building Details
Building Size
1,998 SF
Year Built
1933
Listing Agency:
MMGREA LLC
(303) 328-5208
Listed By:
Jason Koch · License #100017489
(303) 328-5208
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 13
Last Checked: Aug 30 at 9:40PM
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 MMGREA LLC
Investment Insights
Based on property information with market context.
This four-unit multifamily community is located in Aurora, Colorado. The property is situated near Fitzsimons Medical Campus, one of Aurora's largest employment centers, and three blocks from Stanley Marketplace, which features restaurants, retail, and entertainment options. Aurora City Park, offering recreational amenities, is located a block and a half away. Lowry Park, home to sports complexes, dog parks, medical facilities, and schools, is also nearby.
Key Highlights
- Prime location near Fitzsimons Medical Campus, a major employment center.
- Walking distance (three blocks) to Stanley Marketplace with restaurants, retail, and entertainment.
- Close proximity to Aurora City Park (1.5 blocks).
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
$28,720
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
5.37%
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%
$574,400
$574.4K
Cap Rate 7%
$410,286
$410.3K
Cap Rate 9%
$319,111
$319.1K
Market Conditions
NOI Build-Up for 1,998 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
$44.4K $22.20/SF
− Vacancy
−$3.3K −$1.67/SF
EGI
$41.0K $20.54/SF
− OpEx
−$12.3K −$6.16/SF
NOI
$28.7K $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%
$574,400
Cap Rate 7%
$410,286
Cap Rate 9%
$319,111
Alternative Uses
Best Use
Multifamily LT 5
$410.3K
$359.0K – $478.7K
NOI $28,720 @ 7.0% cap · market cap 5.37%
Second Best
Apartment 5plus
$381.0K
$333.4K – $444.5K
NOI $26,670 @ 7.0% cap · market cap 4.99%
Theoretical Best
Office A
$558.3K
$488.5K – $651.4K
NOI $39,081 @ 7.0% cap · market cap 7.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit multifamily property near Fitzsimons Medical Campus and Stanley Marketplace.
Where is this quadplex located?
The property is located at 1558 Dallas St Aurora, CO.
What is the asking price?
The asking price for this property is $535,000.
What are key features of this property?
This property features: Prime location near Fitzsimons Medical Campus, a major employment center.; Walking distance (three blocks) to Stanley Marketplace with restaurants, retail, and entertainment.; Close proximity to Aurora City Park (1.5 blocks).
