Westminster Multifamily Investment
For Sale
$1,575,000
4160 W 74th Ave, Westminster, CO 80030
Eight-unit multifamily property in Westminster with value-add potential.
Property Size6,800 SF
Days on Market145
Property Features for 4160 W 74th Ave
General Information
Standard status
Active
Size
6,800 SF
Property subtype
Multifamily
Occupancy
95%
Amenities
Comprehensive interior renovation program completed across kitchens and bathrooms
Significant capital improvements completed, including major plumbing infrastructure repair and new backflow system
In-unit washer/dryer installation in select units, creating additional rent upside
Building Details
Building Size
6,800 SF
Units
8
Listing Agency:
(303) 328-2015
Listed By:
Greg Parker · License #License(s): CO: FA.100074810
(303) 328-2015
Source:
Marcusmillichap
Added: Apr 3
Changed: Aug 8
Last Checked: Jul 16 at 9:19AM
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 Greg Parker
Investment Insights
Based on property information with market context.
This 8-unit workforce housing asset is located in the Westminster corridor. The property features spacious two-bedroom floorplans averaging approximately 850 square feet. It delivers in-place cash flow with potential for rent growth through strategic upgrades. Well-maintained interiors offer a value-add opportunity through light upgrades and operational efficiencies. The property is strategically located along the US-36 corridor, providing direct access to both Denver and Boulder, positioning the asset for durable demand, stable income, and long-term rent growth.
Key Highlights
- Strong in‑place cash flow.
- Clear path to near‑term upside through mark‑to‑market rent growth.
- Strategically located along the US‑36 corridor with direct access to both Denver and Boulder.
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
$87,421
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
5.55%
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%
$1,748,420
$1.7M
Cap Rate 7%
$1,248,871
$1.2M
Cap Rate 9%
$971,344
$971.3K
Market Conditions
NOI Build-Up for 6,800 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
$170.5K $25.08/SF
− Vacancy
−$11.6K −$1.71/SF
EGI
$158.9K $23.37/SF
− OpEx
−$71.5K −$10.52/SF
NOI
$87.4K $12.86/SF
Area
Westminster, CO
Vacancy
6.80%
Lease Rate
$25.08 /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%
$1,748,420
Cap Rate 7%
$1,248,871
Cap Rate 9%
$971,344
Alternative Uses
Best Use
Apartment 5plus
$1.25M
$1.09M – $1.46M
NOI $87,421 @ 7.0% cap · market cap 5.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.99M
$1.74M – $2.32M
NOI $139,128 @ 7.0% cap · market cap 8.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
838
Businesses Nearby
Explore this area
Business Placement
Demographics for 80030, CO
15,885
Population
6,823
Households
2.3
Avg Household Size
36
Median Age
30%
College-Educated
87%
High-School Grad
2.6 sq mi
ZIP Area
6,110
Density / Sq Mi
$61,964
Median Household Income
$43,004
Median Earnings
$1,296
Median Rent
$422,300
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?
Apartment building - Eight-unit multifamily property in Westminster with value-add potential.
Where is this apartment building located?
The property is located at 4160 W 74th Ave Westminster, CO.
What is the asking price?
The asking price for this property is $1,575,000.
What are key features of this property?
This property features: Strong in‑place cash flow.; Clear path to near‑term upside through mark‑to‑market rent growth.; Strategically located along the US‑36 corridor with direct access to both Denver and Boulder.
