Brick Duplex with Separate
For Sale
$430,000
1654 Beeler Street, Aurora, CO 80010
Brick ranch duplex with two 2 bed/1 bath units, one leased and one vacant, plus off-street parking via alley access.
Property Size1,556 SF
Price / SF$276.35
Days on Market154
Property Features for 1654 Beeler Street
General Information
Standard status
Active
Size
1,556 SF
Property subtype
Duplex
Occupancy
50%
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,182
Building Details
Building Size
1,556 SF
Year Built
1955
Stories
1
Construction
brick
Listing Agency:
Resident Realty South Metro
Listed By:
Robert Balentine · License #100073330
(303) 325-5461
Source:
Eliselosassore
Added: Apr 7
Changed: Sep 4
Last Checked: Sep 6 at 11:28AM
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 Resident Realty South Metro
Investment Insights
Based on property information with market context.
Brick ranch duplex offering two separate 2-bedroom, 1-bath units with single-level layouts. One unit is currently leased and the other is vacant, giving an investor the option to renovate and bring the vacant unit back to market. The property is built with solid brick construction and features separate utilities intended to support efficient management of the two units.
Off-street parking is available with alley access. The property is being sold as-is and is subject to court approval.
The duplex is positioned as a value-add opportunity based on the current tenant status and the presence of a vacant unit. The seller notes an adjacent duplex is also available for purchase, providing the option to assemble four units side-by-side.
Off-street parking is available with alley access. The property is being sold as-is and is subject to court approval.
The duplex is positioned as a value-add opportunity based on the current tenant status and the presence of a vacant unit. The seller notes an adjacent duplex is also available for purchase, providing the option to assemble four units side-by-side.
Key Highlights
- Brick ranch duplex built in 1955 offering two 2 bed/1 bath units
- Total of about 1,556 SF with one unit leased and one vacant for renovation/lease‑up
- Separate utilities for each unit to support efficient management
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
$22,367
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
5.20%
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%
$447,340
$447.3K
Cap Rate 7%
$319,529
$319.5K
Cap Rate 9%
$248,522
$248.5K
Market Conditions
NOI Build-Up for 1,556 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
$34.5K $22.20/SF
− Vacancy
−$2.6K −$1.67/SF
EGI
$32.0K $20.54/SF
− OpEx
−$9.6K −$6.16/SF
NOI
$22.4K $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%
$447,340
Cap Rate 7%
$319,529
Cap Rate 9%
$248,522
Alternative Uses
Best Use
Multifamily LT 5
$319.5K
$279.6K – $372.8K
NOI $22,367 @ 7.0% cap · market cap 5.20%
Second Best
Apartment 5plus
$296.7K
$259.6K – $346.2K
NOI $20,770 @ 7.0% cap · market cap 4.83%
Theoretical Best
Office A
$434.8K
$380.4K – $507.3K
NOI $30,435 @ 7.0% cap · market cap 7.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
50%
Occupancy
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
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Frequently Asked Questions
What type of property is this?
Duplex - Brick ranch duplex with two 2 bed/1 bath units, one leased and one vacant, plus off-street parking via alley access.
Where is this duplex located?
The property is located at 1654 Beeler Street Aurora, CO.
What is the asking price?
The asking price for this property is $430,000.
What are key features of this property?
This property features: Brick ranch duplex built in 1955 offering two 2 bed/1 bath units; Total of about 1,556 SF with one unit leased and one vacant for renovation/lease‑up; Separate utilities for each unit to support efficient management
