Mountain-View
For Sale
$1,225,000
1611 High Dr, Estes Park, CO 80517
Three-unit property with a primary residence, duplex, private decks, and mountain scenery near Rocky Mountain National Park.
Property Size4,523 SF
Lot Size1.00 Acre
Price / SF$270.84
Days on Market52
Property Features for 1611 High Dr
General Information
Standard status
Active
Size
4,523 SF
Total Parking Spaces
2
Lot size
1.00 Acre
Property subtype
Mixed Use
Units
Unit Mix
1 x 4BR/2BA, 1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
3
Amenities
in-unit laundry
private decks
multiple decks
Building Details
Year Built
2013
Buildings
2
Listing Agency:
Richardson Team Realty
(970) 215-2722
Listed By:
Michael Richardson · License #100005506
Source:
Thestrohmangroup
Added: Jul 9
Changed: Aug 28
Last Checked: Aug 28 at 1:03PM
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 Richardson Team Realty
Investment Insights
Based on property information with market context.
Built in 2013, this 4,523-square-foot triplex occupies one acre and combines a four-bedroom, two-bath main residence with an attached oversized two-car garage and a separate duplex. The duplex includes one two-bedroom, one-bath unit and one one-bedroom, one-bath unit. Each duplex unit has a full kitchen, living and dining areas, in-unit laundry, and a private deck.
Multiple decks and open floor plans provide outdoor access and views toward the Continental Divide, with abundant wildlife in the surrounding setting. The property is located in Estes Park at the entrance to Rocky Mountain National Park, placing all three units within a mountain-town residential environment.
Multiple decks and open floor plans provide outdoor access and views toward the Continental Divide, with abundant wildlife in the surrounding setting. The property is located in Estes Park at the entrance to Rocky Mountain National Park, placing all three units within a mountain-town residential environment.
Key Highlights
- 4,523‑square‑foot triplex on one acre
- Three units: 4‑bedroom main residence plus 2‑bedroom and 1‑bedroom duplex units
- Main residence includes 2 bathrooms and an oversized attached 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
$46,555
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
3.80%
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%
$931,100
$931.1K
Cap Rate 7%
$665,071
$665.1K
Cap Rate 9%
$517,278
$517.3K
Market Conditions
NOI Build-Up for 4,523 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
$69.5K $15.36/SF
− Vacancy
−$3.0K −$0.66/SF
EGI
$66.5K $14.70/SF
− OpEx
−$20.0K −$4.41/SF
NOI
$46.6K $10.29/SF
Area
Larimer County, CO
Vacancy
4.27%
Lease Rate
$15.36 /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%
$931,100
Cap Rate 7%
$665,071
Cap Rate 9%
$517,278
Alternative Uses
Best Use
Multifamily LT 5
$665.1K
$581.9K – $775.9K
NOI $46,555 @ 7.0% cap · market cap 3.80%
Second Best
Apartment 5plus
$615.0K
$538.1K – $717.5K
NOI $43,048 @ 7.0% cap · market cap 3.51%
Theoretical Best
Office A
$1.21M
$1.06M – $1.42M
NOI $84,983 @ 7.0% cap · market cap 6.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
112
Businesses Nearby
Explore this area
Business Placement
Demographics for 80517, CO
9,720
Population
7,043
Households
1.4
Avg Household Size
55
Median Age
55%
College-Educated
97%
High-School Grad
297.2 sq mi
ZIP Area
33
Density / Sq Mi
$89,659
Median Household Income
$40,919
Median Earnings
$1,451
Median Rent
$670,200
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?
Triplex - Three-unit property with a primary residence, duplex, private decks, and mountain scenery near Rocky Mountain National Park.
Where is this triplex located?
The property is located at 1611 High Dr Estes Park, CO.
What is the asking price?
The asking price for this property is $1,225,000.
What are key features of this property?
This property features: 4,523‑square‑foot triplex on one acre; Three units: 4‑bedroom main residence plus 2‑bedroom and 1‑bedroom duplex units; Main residence includes 2 bathrooms and an oversized attached two‑car garage
