Pueblo Quadplex: Investor
For Sale
$620,000
49 Royal Crest Drive, Pueblo, CO 81005
Income-producing quadplex with four townhome units in Pueblo, Colorado.
Property Size3,808 SF
Price / SF$162.82
Days on Market183
Property Features for 49 Royal Crest Drive
General Information
Standard status
Active
Size
3,808 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$2,368
Building Details
Year Built
1980
Listing Agency:
Ed Prather Real Estate
(303) 870-4749
Listed By:
Tobias Trujillo · License #100078712
(720) 435-0137
Source:
Exitrealty
Added: Mar 14
Changed: Sep 9
Last Checked: Sep 12 at 6:09AM
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 Ed Prather Real Estate
Investment Insights
Based on property information with market context.
Located in Pueblo's southside area, this property is an income-producing quadplex with four townhome units, each featuring 2 bedrooms and 2 bathrooms. The units have a two-story layout designed for comfortable living. The main level offers an open-concept floor plan that flows seamlessly between the living room, dining area, and kitchen. The kitchen sits just off the dining area with ample cabinetry and workspace. A convenient main-level bathroom and laundry area add practicality. Upstairs, there are two spacious bedrooms and a full bathroom, separated by a hallway. Each unit has its own private fenced backyard. All utilities are included in the lease except for electricity, which tenants place in their own name through Black Hills Energy. The property offers convenient access to shopping, dining, and everyday amenities, as well as easy connections to major roads for commuting. Pueblo is known for its vibrant community, outdoor recreation, and attractions such as the Historic Arkansas Riverwalk, parks, and local events. This property presents a great opportunity for investors or owner occupants to expand a rental portfolio or live in one unit while generating income from the others.
Key Highlights
- Income‑producing quadplex: Excellent investment opportunity with four townhome units.
- Each unit has 2 bedrooms and 2 bathrooms.
- Private fenced backyard for each unit.
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
$31,170
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
5.03%
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%
$623,400
$623.4K
Cap Rate 7%
$445,286
$445.3K
Cap Rate 9%
$346,333
$346.3K
Market Conditions
NOI Build-Up for 3,808 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
$46.2K $12.12/SF
− Vacancy
−$1.6K −$0.43/SF
EGI
$44.5K $11.69/SF
− OpEx
−$13.4K −$3.51/SF
NOI
$31.2K $8.19/SF
Area
Pueblo, CO
Vacancy
3.52%
Lease Rate
$12.12 /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%
$623,400
Cap Rate 7%
$445,286
Cap Rate 9%
$346,333
Alternative Uses
Best Use
Multifamily LT 5
$445.3K
$389.6K – $519.5K
NOI $31,170 @ 7.0% cap · market cap 5.03%
Second Best
Apartment 5plus
$401.1K
$350.9K – $467.9K
NOI $28,075 @ 7.0% cap · market cap 4.53%
Theoretical Best
Office A
$793.5K
$694.3K – $925.8K
NOI $55,546 @ 7.0% cap · market cap 8.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
444
Businesses Nearby
Explore this area
Business Placement
Demographics for 81005, CO
31,327
Population
13,578
Households
2.3
Avg Household Size
44
Median Age
26%
College-Educated
93%
High-School Grad
198.7 sq mi
ZIP Area
158
Density / Sq Mi
$67,500
Median Household Income
$45,198
Median Earnings
$990
Median Rent
$282,100
Median Home Value
Check the figures for this property
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?
Quadplex - Income-producing quadplex with four townhome units in Pueblo, Colorado.
Where is this quadplex located?
The property is located at 49 Royal Crest Drive Pueblo, CO.
What is the asking price?
The asking price for this property is $620,000.
What are key features of this property?
This property features: Income‑producing quadplex: Excellent investment opportunity with four townhome units.; Each unit has 2 bedrooms and 2 bathrooms.; Private fenced backyard for each unit.
