Duplex With Separate
For Sale
$215,000
307 Beaver St, Hillrose, CO 80733
Residential Income, Hillrose, CO
Property Size2,132 SF
Lot Size0.45 Acres
Price / SF$100.84
Days on Market102
Property Features for 307 Beaver St
General Information
Property type
Residential Multi Family
Property subtype
Single Family Residence
Zoning
RR
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 4, Bedroom 2, Bedroom 3, Bathroom 2, Bathroom 1, Bedroom 5, Bedroom 1, Bathroom 3
Parking
6
Patio and Porch features
Patio
Fencing
Fenced
Appliances
Some Appliances
Subdivision
Hillrose Original Town
Elementary school
Brush
Middle school
Brush
High school
Brush
Elementary school district
Brush RE 2J
Middle school district
Brush RE 2J
High school district
Brush RE 2J
Standard status
Active
APN
103510311901
Size
2,132 SF
Lot size
0.45 Acres
Taxes and HOA fees
Tax Year
2025
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Forced Air, Baseboard
Cooling system
Ceiling Fan(s), Wall/Window Unit(s), Window Unit(s)
Amenities
carport
2 storage sheds
fenced yard
front deck
back patio
Building Details
Year built
1931
Floors in Building
1
Number of units
2
Building materials
Frame
Roof type
Composition
Listing Agency:
Berkshire Hathaway HomeServices Rocky Mountain, Realtors-Greeley
(970) 351-0090
Listed By:
Rebecca Blake · License #100040608
(970) 371-0965
Added: May 21
Changed: Aug 20
Last Checked: Aug 30 at 11:06AM
MLS# 1059762
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 duplex configuration includes a 3-bedroom, 2-bath manufactured home and a second 2-bedroom, 1-bath residence on a shared parcel. The homes have separate utilities, with a carport, two storage sheds, fenced outdoor space, and mature trees. The manufactured home includes some kitchen appliances, a generous living room, front deck, rear patio, and a roof installed in 2019.
The additional residence includes wood flooring, original windows and trim, shake shingle siding, baseboard heat, a compact kitchen, and a three-quarter bathroom. Water service to that home is currently turned off, and the property is offered as-is. Public sewer serves the property, with Morgan County Quality water and non-potable yard water. Zoning is RR, and the property is located in Hillrose, Colorado.
The additional residence includes wood flooring, original windows and trim, shake shingle siding, baseboard heat, a compact kitchen, and a three-quarter bathroom. Water service to that home is currently turned off, and the property is offered as-is. Public sewer serves the property, with Morgan County Quality water and non-potable yard water. Zoning is RR, and the property is located in Hillrose, Colorado.
Key Highlights
- Two residences: 3 bed/2 bath manufactured home plus 2 bed/1 bath second home
- Separate utilities serve the two residences
- Total property size is 2,132 Square Feet
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
$19,237
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
8.95%
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%
$384,740
$384.7K
Cap Rate 7%
$274,814
$274.8K
Cap Rate 9%
$213,744
$213.7K
Market Conditions
NOI Build-Up for 2,132 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
$37.6K $17.64/SF
− Vacancy
−$2.6K −$1.23/SF
EGI
$35.0K $16.41/SF
− OpEx
−$15.7K −$7.38/SF
NOI
$19.2K $9.02/SF
Area
Morgan County, CO
Vacancy
7.00%
Lease Rate
$17.64 /SF/Yr
Expense Ratio
45.00%
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%
$384,740
Cap Rate 7%
$274,814
Cap Rate 9%
$213,744
Alternative Uses
Best Use
Apartment 5plus
$274.8K
$240.5K – $320.6K
NOI $19,237 @ 7.0% cap · market cap 8.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$624.2K
$546.2K – $728.3K
NOI $43,697 @ 7.0% cap · market cap 20.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
27
Businesses Nearby
Explore this area
Business Placement
Demographics for 80733, CO
564
Population
218
Households
2.6
Avg Household Size
38
Median Age
11%
College-Educated
84%
High-School Grad
23.5 sq mi
ZIP Area
24
Density / Sq Mi
$78,500
Median Household Income
$38,958
Median Earnings
$1,089
Median Rent
$222,600
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?
Multifamily property - Two residences share a fenced property with storage, outdoor living areas, and separate utility service.
Where is this multifamily property located?
The property is located at 307 Beaver St Hillrose, CO.
What is the asking price?
The asking price for this property is $215,000.
What are key features of this property?
This property features: Two residences: 3 bed/2 bath manufactured home plus 2 bed/1 bath second home; Separate utilities serve the two residences; Total property size is 2,132 Square Feet
