Half-Duplex Residential Income
New
For Sale
$325,000
426 Lilac Ave, Eaton, CO 80615
Residential, Eaton, CO
Property Size1,652 SF
Lot Size0.11 Acres
Price / SF$196.73
Days on Market2
Property Features for 426 Lilac Ave
General Information
Property type
Residential
Property subtype
Duplex
Zoning
RES
Bedrooms
3
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 3, Bedroom 2, Bathroom 2, Bathroom 1, Bedroom 1, Bedroom 3, Basement, Dining Room
Window features
Window Coverings
Patio and Porch features
Patio
Interior features
Open Floorplan
Fencing
Fenced
Basement
Full, Unfinished
Appliances
Gas Range, Dishwasher, Refrigerator, Washer, Dryer, Disposal, Fire Alarm
Subdivision
Eaton Commons Sub Rplt Blocks 9&10
Lot features
Level, Paved, Gutters, Sidewalks, Street Light
Elementary school
Eaton
Middle school
Eaton
High school
Eaton
Elementary school district
Eaton RE-2
Middle school district
Eaton RE-2
High school district
Eaton RE-2
Standard status
Active
APN
R0865601
Size
1,652 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
1705
HOA Fee
$186 Monthly
Utilities
Utilities
Natural Gas Available
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
2001
Floors in Building
2
Building materials
Frame
Roof type
Composition
Additional Structures
Storage
Listing Agency:
Grey Rock Realty
(970) 672-0775
Listed By:
Landin Gentry
(970) 290-3768
Added: Sep 18
Changed: Sep 19
Last Checked: Sep 19 at 12:06PM
MLS# 1069026
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 1/2 duplex provides approximately 1,652 square feet with three bedrooms, two-and-a-half bathrooms, and an open floor plan. The layout includes a dining room, unfinished basement, private entrance, patio, fenced outdoor area, and an attached two-car garage. The residence shares one common wall and was built in 2001 with frame construction, composition roofing, forced-air heating, and central air conditioning.
Located at 426 Lilac Avenue in Eaton, Colorado, the property is zoned RES. Interior features include a gas range, dishwasher, refrigerator, washer, dryer, disposal, and fire alarm. Natural gas is available, and the lot measures 0.11 acres.
Located at 426 Lilac Avenue in Eaton, Colorado, the property is zoned RES. Interior features include a gas range, dishwasher, refrigerator, washer, dryer, disposal, and fire alarm. Natural gas is available, and the lot measures 0.11 acres.
Key Highlights
- Approximately 1,652 square feet of living space
- Three bedrooms and two‑and‑a‑half bathrooms
- 1/2 duplex with one common wall and a private entrance
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
$17,460
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
5.37%
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%
$349,200
$349.2K
Cap Rate 7%
$249,429
$249.4K
Cap Rate 9%
$194,000
$194.0K
Market Conditions
NOI Build-Up for 1,652 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
$33.7K $20.40/SF
− Vacancy
−$2.0K −$1.18/SF
EGI
$31.7K $19.22/SF
− OpEx
−$14.3K −$8.65/SF
NOI
$17.5K $10.57/SF
Area
Weld County, CO
Vacancy
5.80%
Lease Rate
$20.40 /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%
$349,200
Cap Rate 7%
$249,429
Cap Rate 9%
$194,000
Alternative Uses
Best Use
Apartment 5plus
$249.4K
$218.3K – $291.0K
NOI $17,460 @ 7.0% cap · market cap 5.37%
Second Best
—
—
no second resolved use
Theoretical Best
Office B
$301.1K
$263.4K – $351.3K
NOI $21,075 @ 7.0% cap · market cap 6.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
308
Businesses Nearby
Explore this area
Business Placement
Demographics for 80615, CO
9,486
Population
3,684
Households
2.6
Avg Household Size
38
Median Age
37%
College-Educated
94%
High-School Grad
105.9 sq mi
ZIP Area
90
Density / Sq Mi
$106,948
Median Household Income
$54,897
Median Earnings
$1,661
Median Rent
$489,400
Median Home Value
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Frequently Asked Questions
What type of property is this?
Single family property - Three-bedroom home with unfinished basement, private entrance, patio, fenced outdoor space, and attached two-car garage.
Where is this single family property located?
The property is located at 426 Lilac Ave Eaton, CO.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Approximately 1,652 square feet of living space; Three bedrooms and two‑and‑a‑half bathrooms; 1/2 duplex with one common wall and a private entrance
