Fourplex Residential Income
For Sale
$650,000
Pending
2318 S Colorado Ave, Loveland, CO 80537
Fully occupied fourplex with four 2-bedroom, 2-bath units and a new roof installed in 2024.
Property Size4,060 SF
Days on Market134
Property Features for 2318 S Colorado Ave
General Information
Standard status
Pending
Size
4,060 SF
Property subtype
Investment
Occupancy
100%
Additional Details
Business Included
Yes
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$4,411
Building Details
Building Size
4,060 SF
Year Built
1979
Tenancy
Multi
Listed By:
Brian Greene · License #100067742
(720) 352-6565
Source:
Elliman
Added: Apr 28
Changed: Aug 14
Last Checked: Aug 13 at 10:49AM
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 Brian Greene
Investment Insights
Based on property information with market context.
This fully occupied fourplex is configured with four separate 2-bedroom, 2-bathroom residential units. The property has been consistently maintained, including a new roof in 2024.
Set in South Loveland, the building is described as being near shopping, dining, schools, and major commuter routes, supporting convenient everyday access.
The offering presents a turn-key, residential income investment with four distinct units in place and in service.
Set in South Loveland, the building is described as being near shopping, dining, schools, and major commuter routes, supporting convenient everyday access.
The offering presents a turn-key, residential income investment with four distinct units in place and in service.
Key Highlights
- Fully occupied fourplex built in 1979 with four 2‑bedroom, 2‑bath units
- New roof installed in 2024
- 4‑plex provides 4 separate 2BD/2BA residences within one property
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
$41,789
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
6.43%
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%
$835,780
$835.8K
Cap Rate 7%
$596,986
$597.0K
Cap Rate 9%
$464,322
$464.3K
Market Conditions
NOI Build-Up for 4,060 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
$62.4K $15.36/SF
− Vacancy
−$2.7K −$0.66/SF
EGI
$59.7K $14.70/SF
− OpEx
−$17.9K −$4.41/SF
NOI
$41.8K $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%
$835,780
Cap Rate 7%
$596,986
Cap Rate 9%
$464,322
Alternative Uses
Best Use
Multifamily LT 5
$597.0K
$522.4K – $696.5K
NOI $41,789 @ 7.0% cap · market cap 6.43%
Second Best
Apartment 5plus
$552.0K
$483.0K – $644.0K
NOI $38,641 @ 7.0% cap · market cap 5.94%
Theoretical Best
Office A
$1.09M
$953.6K – $1.27M
NOI $76,284 @ 7.0% cap · market cap 11.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
268
Businesses Nearby
Explore this area
Business Placement
Demographics for 80537, CO
43,603
Population
20,314
Households
2.1
Avg Household Size
44
Median Age
37%
College-Educated
95%
High-School Grad
122.4 sq mi
ZIP Area
356
Density / Sq Mi
$83,746
Median Household Income
$44,448
Median Earnings
$1,630
Median Rent
$460,100
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 - Fully occupied fourplex with four 2-bedroom, 2-bath units and a new roof installed in 2024.
Where is this quadplex located?
The property is located at 2318 S Colorado Ave Loveland, CO.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Fully occupied fourplex built in 1979 with four 2‑bedroom, 2‑bath units; New roof installed in 2024; 4‑plex provides 4 separate 2BD/2BA residences within one property
