New Construction Duplex
For Sale
$685,100
5516 Clay Ct, Denver, CO 80221
Open layouts combine contemporary finishes with abundant natural light and practical living areas.
Property Size1,979 SF
Days on Market202
Property Features for 5516 Clay Ct
General Information
Standard status
Active
Size
1,979 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$1,000
Building Details
Building Size
1,979 SF
Year Built
2026
Listing Agency:
REDT LLC
(303) 549-5054
Listed By:
Sammantha Drake
(303) 549-5054
Source:
Corken
Added: Feb 12
Changed: Aug 31
Last Checked: Sep 2 at 2:17AM
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 REDT LLC
Investment Insights
Based on property information with market context.
This 2026-built duplex residence is part of a five-home development featuring modern construction and thoughtfully planned interiors. Floor plans offer 3–4 bedrooms and approximately 1,681–2,000 square feet, with open-concept living areas, generous natural light, and contemporary designer-selected finishes.
The property is located near Regis University, with shopping, dining, parks, and major commuter routes nearby. Ownership is subject to a Party Wall Agreement covering the pond and snow removal, with management provided by Royal Oak Property Management. Grass installation will be scheduled after contract under the city’s water establishment permit process.
The property is located near Regis University, with shopping, dining, parks, and major commuter routes nearby. Ownership is subject to a Party Wall Agreement covering the pond and snow removal, with management provided by Royal Oak Property Management. Grass installation will be scheduled after contract under the city’s water establishment permit process.
Key Highlights
- New construction completed in 2026
- 3–4 bedroom floor plans
- Approximately 1,681–2,000 square feet
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
$32,888
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
4.80%
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%
$657,760
$657.8K
Cap Rate 7%
$469,829
$469.8K
Cap Rate 9%
$365,422
$365.4K
Market Conditions
NOI Build-Up for 1,979 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
$49.9K $25.20/SF
− Vacancy
−$2.9K −$1.46/SF
EGI
$47.0K $23.74/SF
− OpEx
−$14.1K −$7.12/SF
NOI
$32.9K $16.62/SF
Area
Denver, CO
Vacancy
5.79%
Lease Rate
$25.20 /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%
$657,760
Cap Rate 7%
$469,829
Cap Rate 9%
$365,422
Alternative Uses
Best Use
Multifamily LT 5
$469.8K
$411.1K – $548.1K
NOI $32,888 @ 7.0% cap · market cap 4.80%
Second Best
Apartment 5plus
$429.3K
$375.6K – $500.8K
NOI $30,048 @ 7.0% cap · market cap 4.39%
Theoretical Best
Office A
$630.0K
$551.2K – $735.0K
NOI $44,099 @ 7.0% cap · market cap 6.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
567
Businesses Nearby
Explore this area
Business Placement
Demographics for 80221, CO
42,224
Population
15,165
Households
2.8
Avg Household Size
34
Median Age
28%
College-Educated
84%
High-School Grad
9.1 sq mi
ZIP Area
4,640
Density / Sq Mi
$84,425
Median Household Income
$42,720
Median Earnings
$1,642
Median Rent
$449,700
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?
Duplex - Open layouts combine contemporary finishes with abundant natural light and practical living areas.
Where is this duplex located?
The property is located at 5516 Clay Ct Denver, CO.
What is the asking price?
The asking price for this property is $685,100.
What are key features of this property?
This property features: New construction completed in 2026; 3–4 bedroom floor plans; Approximately 1,681–2,000 square feet
