Ranch-Style Duplex with
New
For Sale
$449,800
4888 Whistler Dr, Loveland, CO 80538
Residential, Loveland, CO
Property Size2,430 SF
Lot Size0.08 Acres
Price / SF$185.10
Days on Market6
Property Features for 4888 Whistler Dr
General Information
Property type
Residential
Property subtype
Duplex
Property condition
Under Construction
Zoning
res
Bedrooms
2
Bathrooms
2
Full bathrooms
1
Rooms
Dining Room, Bathroom 1, Bathroom 2, Bedroom 2, Laundry Room, Laundry Room, Basement, Bedroom 1
Parking features
Open
Patio and Porch features
Patio
Pets allowed
Dogs OK, Cats OK
Interior features
Eat-in Kitchen, Open Floorplan, Pantry, Walk-In Closet(s), Washer/Dryer Hookup, Kitchen Island, High Ceilings, Split Bedroom Plan
Fencing
Fenced
Basement
Unfinished, Full
Appliances
Electric Range, Dishwasher, Microwave, Disposal, Fire Alarm
Subdivision
Wilson Commons
Lot features
Paved, Curbs, Gutters, Sidewalks
Elementary school
Ponderosa
Middle school
Erwin, Lucile
High school
Loveland
Elementary school district
Thompson R2-J
Middle school district
Thompson R2-J
High school district
Thompson R2-J
Standard status
Active
APN
R1683044
Size
2,430 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Year
2025
HOA Fee
$89 Monthly
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
2027
Floors in Building
1
Building materials
Frame, Stone
Roof type
Composition
Listing Agency:
RE/MAX Alliance-FTC South · RE/MAX International
(970) 226-3990
Listed By:
Dennis Schick · License #40040924
(970) 567-3942
Added: Sep 22
Changed: Sep 26
Last Checked: Sep 27 at 12:06PM
MLS# 1069188
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 ranch-style duplex is under construction with 2 bedrooms, 2 bathrooms, and 2,430 square feet of property size on a 0.08-acre lot. The plan includes an open living arrangement, kitchen island, pantry, walk-in closet, split-bedroom layout, laundry room, patio, and a full unfinished basement. An oversized one-car garage provides covered vehicle storage, while the backyard will have a privacy fence.
Interior specifications include granite or quartz kitchen surfaces, LVP flooring in the kitchen, dining area, and bathrooms, central air, forced-air heating, a tankless water heater, and a smart thermostat. Energy-focused construction includes 2X6 exterior walls, a 95% efficient furnace, advanced sealing, E-Star windows, and HERS energy testing. Front-yard landscaping is maintained by the HOA. Completion is scheduled for February 2027.
Interior specifications include granite or quartz kitchen surfaces, LVP flooring in the kitchen, dining area, and bathrooms, central air, forced-air heating, a tankless water heater, and a smart thermostat. Energy-focused construction includes 2X6 exterior walls, a 95% efficient furnace, advanced sealing, E-Star windows, and HERS energy testing. Front-yard landscaping is maintained by the HOA. Completion is scheduled for February 2027.
Key Highlights
- 2,430 square feet on a 0.08‑acre lot
- 2‑bedroom, 2‑bathroom ranch‑style duplex
- Full unfinished basement and oversized one‑car garage
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
$25,012
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
5.56%
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%
$500,240
$500.2K
Cap Rate 7%
$357,314
$357.3K
Cap Rate 9%
$277,911
$277.9K
Market Conditions
NOI Build-Up for 2,430 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
$37.3K $15.36/SF
− Vacancy
−$1.6K −$0.66/SF
EGI
$35.7K $14.70/SF
− OpEx
−$10.7K −$4.41/SF
NOI
$25.0K $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%
$500,240
Cap Rate 7%
$357,314
Cap Rate 9%
$277,911
Alternative Uses
Best Use
Multifamily LT 5
$357.3K
$312.7K – $416.9K
NOI $25,012 @ 7.0% cap · market cap 5.56%
Second Best
Apartment 5plus
$330.4K
$289.1K – $385.5K
NOI $23,128 @ 7.0% cap · market cap 5.14%
Theoretical Best
Office A
$652.3K
$570.7K – $761.0K
NOI $45,658 @ 7.0% cap · market cap 10.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
92
Businesses Nearby
Explore this area
Business Placement
Demographics for 80538, CO
49,084
Population
21,923
Households
2.2
Avg Household Size
43
Median Age
42%
College-Educated
96%
High-School Grad
102.2 sq mi
ZIP Area
480
Density / Sq Mi
$85,057
Median Household Income
$49,074
Median Earnings
$1,730
Median Rent
$472,200
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Under-construction duplex with two bedrooms, private fencing, and a one-car garage.
Where is this duplex located?
The property is located at 4888 Whistler Dr Loveland, CO.
What is the asking price?
The asking price for this property is $449,800.
What are key features of this property?
This property features: 2,430 square feet on a 0.08‑acre lot; 2‑bedroom, 2‑bathroom ranch‑style duplex; Full unfinished basement and oversized one‑car garage
