Mid-Century Duplex with Attached
For Sale
$530,000
Pending
1716 Empire Avenue, Loveland, CO 80538
A 1964 duplex with two 2-bedroom, 1-bath units and 1-car attached garages on a large flat lot.
Property Size1,840 SF
Lot Size0.21 Acres
Days on Market83
Property Features for 1716 Empire Avenue
General Information
Standard status
Pending
Size
1,840 SF
Total Parking Spaces
2
Lot size
0.21 Acres
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,072
Building Details
Year Built
1964
Tenancy
Multi
Listing Agency:
Compass - Denver
(303) 536-1786
Listed By:
Nancy Kraatz · License #1324558
(303) 478-3502
Source:
Exitrealty
Added: Jun 22
Changed: Sep 10
Last Checked: Sep 11 at 5:23AM
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 Compass - Denver
Investment Insights
Based on property information with market context.
Built in 1964, this mid-century duplex offers two mirrored sides, each with 2 bedrooms and 1 full bath, plus a 1-car attached garage. The owner-occupied side (1718) features original pink bathroom elements, original cabinets, and original light fixtures. Photos provided represent the 1718 unit, while the other side (1716) is tenant occupied.
The property sits on a large, flat lot of over 9,000 sf. The tenant in 1716 has been in place for 3+ years and the unit is currently rented at $1,695 per month, with water split 50/50. The lease term runs through 3/31/2027.
1716 is described as being in similar condition, with an updated bathroom. The configuration supports options to live in one side and rent the other, or rent both sides, subject to the current lease on 1716.
The property sits on a large, flat lot of over 9,000 sf. The tenant in 1716 has been in place for 3+ years and the unit is currently rented at $1,695 per month, with water split 50/50. The lease term runs through 3/31/2027.
1716 is described as being in similar condition, with an updated bathroom. The configuration supports options to live in one side and rent the other, or rent both sides, subject to the current lease on 1716.
Key Highlights
- 1964 duplex with two 2‑bedroom, 1‑bath units and 1‑car attached garages on each side.
- Large flat lot over 9,000 SF.
- 1716 side is tenant occupied with 3+ year tenant and rent of $1,695/month; water split 50/50.
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
$18,939
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
3.57%
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%
$378,780
$378.8K
Cap Rate 7%
$270,557
$270.6K
Cap Rate 9%
$210,433
$210.4K
Market Conditions
NOI Build-Up for 1,840 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
$28.3K $15.36/SF
− Vacancy
−$1.2K −$0.66/SF
EGI
$27.1K $14.70/SF
− OpEx
−$8.1K −$4.41/SF
NOI
$18.9K $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%
$378,780
Cap Rate 7%
$270,557
Cap Rate 9%
$210,433
Alternative Uses
Best Use
Multifamily LT 5
$270.6K
$236.7K – $315.7K
NOI $18,939 @ 7.0% cap · market cap 3.57%
Second Best
Apartment 5plus
$250.2K
$218.9K – $291.9K
NOI $17,512 @ 7.0% cap · market cap 3.30%
Theoretical Best
Office A
$493.9K
$432.2K – $576.2K
NOI $34,572 @ 7.0% cap · market cap 6.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
661
Businesses Nearby
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Business Placement
Demographics for 80538, CO
49,084
Population
21,923
Households
2.2
Avg Household Size
43
Median Age
42%
College-Educated
96%
High-School Grad
102.2 sq mi
ZIP Area
480
Density / Sq Mi
$85,057
Median Household Income
$49,074
Median Earnings
$1,730
Median Rent
$472,200
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - A 1964 duplex with two 2-bedroom, 1-bath units and 1-car attached garages on a large flat lot.
Where is this duplex located?
The property is located at 1716 Empire Avenue Loveland, CO.
What is the asking price?
The asking price for this property is $530,000.
What are key features of this property?
This property features: 1964 duplex with two 2‑bedroom, 1‑bath units and 1‑car attached garages on each side.; Large flat lot over 9,000 SF.; 1716 side is tenant occupied with 3+ year tenant and rent of $1,695/month; water split 50/50.
