Remodeled Duplex With Detached
For Sale
$390,000
2716 9th Ave, Greeley, CO 80631
CONDOS - Greeley, CO
Property Size2,492 SF
Lot Size0.15 Acres
Price / SF$156.50
Days on Market98
Property Features for 2716 9th Ave
General Information
Property type
Residential
Property subtype
Duplex
Zoning
Res-Bus
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 3, Bedroom 4, Bathroom 3, Basement, Bedroom 1, Bedroom 2, Bedroom 6, Bathroom 2, Bathroom 1, Dining Room, Bedroom 5
Parking
7
Parking features
Open
Window features
Window Coverings
Patio and Porch features
Patio
Interior features
Eat-in Kitchen, Separate Dining Room, Open Floorplan, Washer/Dryer Hookup, Outside Entry, Split Bedroom Plan
Exterior features
Sprinkler System
Fencing
Fenced
Basement
Partially Finished, Partial
Appliances
Electric Range, Dishwasher, Refrigerator, Microwave, Disposal, Fire Alarm
Subdivision
...Copes Addition to Arlington Park...
Lot features
Deciduous Trees, Level, House Faces West, City Limits, Alley, Mineral Rights Excluded
Elementary school
Jackson
Middle school
Brentwood
High school
Greeley Central
Elementary school district
Greeley 6
Middle school district
Greeley 6
High school district
Greeley 6
Directions
From Highway 34 and 8th Avenue: North on 8th, first left (west) on 28th St, right (north) on 9th Ave. First house on the right. Tan home with white fencing. Park in front. Garage in back.
Standard status
Active
APN
R3559886
Size
2,492 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2140
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Ceiling Fan(s), Central Air
Building Details
Year built
1980
Floors in Building
1
Number of units
2
Building materials
Frame, Stone
Roof type
Composition
Additional Structures
Storage
Listing Agency:
RE/MAX Alliance-Loveland · RE/MAX International
(970) 669-1234
Listed By:
Russell Woodard · License #1321404
(970) 679-9960
Added: May 7
Changed: Aug 3
Last Checked: Aug 12 at 7:06AM
MLS# 1058468
Copyright © 2026 IRES MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,492-square-foot duplex property includes a primary living area with an open floor plan, three bedrooms, a bathroom, and a front master suite. The remodeled kitchen includes stainless appliances, while a screened covered porch opens to the fenced backyard. A separate entrance serves the basement unit, which offers two bedrooms, a large bathroom, kitchen space, and a living room. New carpet remains covered in plastic.
The detached 2-car garage provides additional flexibility for owner use, residential rental, or separate rental. The property occupies 0.15 acres and is zoned Res-Bus, where duplex use is permitted by right. Built in 1980, the property is currently owner occupied and includes central air, forced-air heat, public sewer, and an open parking area.
The detached 2-car garage provides additional flexibility for owner use, residential rental, or separate rental. The property occupies 0.15 acres and is zoned Res-Bus, where duplex use is permitted by right. Built in 1980, the property is currently owner occupied and includes central air, forced-air heat, public sewer, and an open parking area.
Key Highlights
- 2,492 SF duplex property on 0.15 acres
- Main level with three bedrooms plus a master en suite
- Basement unit has two bedrooms, kitchen area, living room, and separate entry
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
$28,680
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
7.35%
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%
$573,600
$573.6K
Cap Rate 7%
$409,714
$409.7K
Cap Rate 9%
$318,667
$318.7K
Market Conditions
NOI Build-Up for 2,492 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
$43.4K $17.40/SF
− Vacancy
−$2.4K −$0.96/SF
EGI
$41.0K $16.44/SF
− OpEx
−$12.3K −$4.93/SF
NOI
$28.7K $11.51/SF
Area
Greeley, CO
Vacancy
5.51%
Lease Rate
$17.40 /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%
$573,600
Cap Rate 7%
$409,714
Cap Rate 9%
$318,667
Alternative Uses
Best Use
Multifamily LT 5
$409.7K
$358.5K – $478.0K
NOI $28,680 @ 7.0% cap · market cap 7.35%
Second Best
Apartment 5plus
$376.3K
$329.2K – $439.0K
NOI $26,339 @ 7.0% cap · market cap 6.75%
Theoretical Best
Office B
$454.2K
$397.4K – $529.9K
NOI $31,792 @ 7.0% cap · market cap 8.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,455
Businesses Nearby
Explore this area
Business Placement
Demographics for 80631, CO
52,336
Population
18,871
Households
2.8
Avg Household Size
29
Median Age
18%
College-Educated
73%
High-School Grad
103.6 sq mi
ZIP Area
505
Density / Sq Mi
$52,470
Median Household Income
$33,062
Median Earnings
$1,209
Median Rent
$300,400
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Residential-Business zoning supports duplex use by right, with separate basement entry and flexible living arrangements.
Where is this duplex located?
The property is located at 2716 9th Ave Greeley, CO.
What is the asking price?
The asking price for this property is $390,000.
What are key features of this property?
This property features: 2,492 SF duplex property on 0.15 acres; Main level with three bedrooms plus a master en suite; Basement unit has two bedrooms, kitchen area, living room, and separate entry
