Accessible Quadplex With Caretaker
For Sale
$1,150,000
16390 E 14th Place, Aurora, CO 80011
Configured for group-home use with ADA features, a private caretaker apartment, extensive storage, and dedicated infrastructure.
Property Size6,480 SF
Days on Market8
Property Features for 16390 E 14th Place
General Information
Standard status
Active
Size
6,480 SF
Total Parking Spaces
8
Property subtype
Quadruplex
Additional Details
Public Transit
Yes
Sprinkler System
Yes
Amenities
fully fenced backyard
patio
glass-enclosed office
ADA ramp
community laundry room
Building Details
Building Size
6,480 SF
Year Built
1974
Listing Agency:
Priority Properties
(303) 522-8364
Listed By:
Deb Kirschbaum
Source:
Corken
Added: Aug 16
Changed: Aug 22
Last Checked: Aug 22 at 10:37AM
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 Properties
Investment Insights
Based on property information with market context.
Built in 1974, this quadplex has been reconfigured for group-home operations with an accessible bedroom and bathroom, an ADA ramp, and a front living area that includes a glass-enclosed office and nearby half bath. The main residence also offers seven upper-level bedrooms, two full bathrooms, a large kitchen with two stoves and two dishwashers, dining space, community laundry, pantry storage, supply shelving, and an additional refrigerator and freezer. Two hot water heaters, two furnaces, and a sprinkler system serve the property.
A separate caretaker apartment shares a common wall while maintaining its own front and rear entrances and separate utilities. The apartment includes two bedrooms, 1.5 baths, and a full kitchen. The fully fenced grounds include a patio and eight parking spaces, with mature trees and a spillway behind the parking area. The property is one block from the Colfax bus line and approximately 1 mile from Chambers Road, with access to shopping, employment, and services.
A separate caretaker apartment shares a common wall while maintaining its own front and rear entrances and separate utilities. The apartment includes two bedrooms, 1.5 baths, and a full kitchen. The fully fenced grounds include a patio and eight parking spaces, with mature trees and a spillway behind the parking area. The property is one block from the Colfax bus line and approximately 1 mile from Chambers Road, with access to shopping, employment, and services.
Key Highlights
- Reconfigured quadplex with 7 large bedrooms, 2 full bathrooms, and a separate caretaker apartment
- Caretaker apartment includes 2 bedrooms, 1.5 baths, full kitchen, private entrances, and separate utilities
- ADA features include an accessible bedroom and bathroom plus a rear‑entry ramp
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
$86,520
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
7.52%
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%
$1,730,400
$1.7M
Cap Rate 7%
$1,236,000
$1.2M
Cap Rate 9%
$961,333
$961.3K
Market Conditions
NOI Build-Up for 6,480 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
$132.2K $20.40/SF
− Vacancy
−$8.6K −$1.33/SF
EGI
$123.6K $19.07/SF
− OpEx
−$37.1K −$5.72/SF
NOI
$86.5K $13.35/SF
Area
ZIP 80011
Vacancy
6.50%
Lease Rate
$20.40 /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%
$1,730,400
Cap Rate 7%
$1,236,000
Cap Rate 9%
$961,333
Alternative Uses
Best Use
Multifamily LT 5
$1.24M
$1.08M – $1.44M
NOI $86,520 @ 7.0% cap · market cap 7.52%
Second Best
Apartment 5plus
$1.11M
$972.8K – $1.30M
NOI $77,826 @ 7.0% cap · market cap 6.77%
Theoretical Best
Office A
$1.49M
$1.31M – $1.74M
NOI $104,618 @ 7.0% cap · market cap 9.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
392
Businesses Nearby
Explore this area
Business Placement
Demographics for 80011, CO
54,254
Population
19,108
Households
2.8
Avg Household Size
32
Median Age
19%
College-Educated
76%
High-School Grad
20.4 sq mi
ZIP Area
2,660
Density / Sq Mi
$69,719
Median Household Income
$36,853
Median Earnings
$1,607
Median Rent
$367,200
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?
Quadplex - Configured for group-home use with ADA features, a private caretaker apartment, extensive storage, and dedicated infrastructure.
Where is this quadplex located?
The property is located at 16390 E 14th Place Aurora, CO.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Reconfigured quadplex with 7 large bedrooms, 2 full bathrooms, and a separate caretaker apartment; Caretaker apartment includes 2 bedrooms, 1.5 baths, full kitchen, private entrances, and separate utilities; ADA features include an accessible bedroom and bathroom plus a rear‑entry ramp
