Second-Floor Residential Income
For Sale
$259,000
5120 Williams Fork Trl, Boulder, CO 80301
Residential Income, Boulder, CO
Property Size625 SF
Price / SF$414.40
Days on Market207
Property Features for 5120 Williams Fork Trl
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
MF
Bedrooms
1
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 1, Bathroom 1
Parking
1
Parking features
RV
Window features
Window Coverings
Interior features
Eat-in Kitchen, Open Floorplan
Exterior features
Balcony
Appliances
Electric Range, Dishwasher, Refrigerator
Subdivision
Stonegate Twnhms Condos Ph 1
Elementary school
Heatherwood
Middle school
Platt
High school
Boulder
Elementary school district
Boulder Valley Dist RE2
Middle school district
Boulder Valley Dist RE2
High school district
Boulder Valley Dist RE2
Standard status
Active
APN
R0083623
Size
625 SF
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
1794
HOA Fee
$240 Monthly
Utilities
Utilities
Natural Gas Available
Sewer type
Public Sewer
Cooling system
Central Air, Ceiling Fan(s)
Building Details
Year built
1969
Floors in Building
2
Number of units
1
Building materials
Brick
Roof type
Composition
Architectural style
Contemporary
Listing Agency:
MOD Boulder
Listed By:
Sean McIllwain
(720) 252-6051
Added: Feb 27
Changed: Sep 12
Last Checked: Sep 22 at 1:06PM
MLS# 1052608
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 625-square-foot second-floor condominium at 5120 Williams Fork Trl in Boulder includes one bedroom and one bathroom. The interior features an open floor plan with an eat-in kitchen, while the balcony adds private exterior space. Brick construction, a contemporary architectural style, and recent updates are noted in the property information.
The residence was built in 1969 and includes an electric range, dishwasher, and refrigerator. Central air and ceiling fans provide cooling, with natural gas available and public sewer service. The property is zoned MF and includes RV parking. Its Boulder, CO 80301 location and residential-income classification support consideration within an income-property portfolio.
The residence was built in 1969 and includes an electric range, dishwasher, and refrigerator. Central air and ceiling fans provide cooling, with natural gas available and public sewer service. The property is zoned MF and includes RV parking. Its Boulder, CO 80301 location and residential-income classification support consideration within an income-property portfolio.
Key Highlights
- 625 SF second‑floor condominium at 5120 Williams Fork Trl, Boulder, CO 80301
- One bedroom and one bathroom
- Open floor plan with eat‑in kitchen
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
$9,848
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
3.80%
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%
$196,960
$197.0K
Cap Rate 7%
$140,686
$140.7K
Cap Rate 9%
$109,422
$109.4K
Market Conditions
NOI Build-Up for 625 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
$18.8K $30.00/SF
− Vacancy
−$844 −$1.35/SF
EGI
$17.9K $28.65/SF
− OpEx
−$8.1K −$12.89/SF
NOI
$9.8K $15.76/SF
Area
Boulder, CO
Vacancy
4.50%
Lease Rate
$30.00 /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%
$196,960
Cap Rate 7%
$140,686
Cap Rate 9%
$109,422
Alternative Uses
Best Use
Apartment 5plus
$140.7K
$123.1K – $164.1K
NOI $9,848 @ 7.0% cap · market cap 3.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$211.2K
$184.8K – $246.4K
NOI $14,784 @ 7.0% cap · market cap 5.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
1,010
Businesses Nearby
Explore this area
Business Placement
Demographics for 80301, CO
25,944
Population
12,644
Households
2.1
Avg Household Size
38
Median Age
69%
College-Educated
97%
High-School Grad
28.6 sq mi
ZIP Area
907
Density / Sq Mi
$92,974
Median Household Income
$52,325
Median Earnings
$1,999
Median Rent
$761,500
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - Open-plan condo with a private balcony, central air, and a practical residential layout.
Where is this residential income property located?
The property is located at 5120 Williams Fork Trl Boulder, CO.
What is the asking price?
The asking price for this property is $259,000.
What are key features of this property?
This property features: 625 SF second‑floor condominium at 5120 Williams Fork Trl, Boulder, CO 80301; One bedroom and one bathroom; Open floor plan with eat‑in kitchen
