Refreshed Four-Bedroom
For Sale
$975,000
641 Ryan Gulch Road, Silverthorne, CO 80498
Mountain-oriented duplex with a lower-level suite, one-car garage, RV parking, and access to Wildernest’s trail network.
Property Size1,953 SF
Price / SF$499.23
Days on Market51
Property Features for 641 Ryan Gulch Road
General Information
Standard status
Active
Size
1,953 SF
Property subtype
Multi-Family
Additional Details
Public Transit
Yes
Multifamily Units
2
Amenities
garage
deck
RV parking
Building Details
Year Built
1981
Buildings
1
Listing Agency:
Slifer Smith & Frampton R.E.
(970) 510-9697
Listed By:
Megan Wheat · License #01166123
Source:
Thesmitsteam
Added: Jul 11
Changed: Aug 28
Last Checked: Aug 29 at 6:22AM
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 Slifer Smith & Frampton R.E.
Investment Insights
Based on property information with market context.
This refreshed duplex includes four bedrooms, generous common areas, and a lower-level suite with an additional living area. An oversized laundry and mud room connects the kitchen to the one-car garage, while interior storage supports recreational equipment and extended stays. The property also provides permitted side parking for an RV or other recreational vehicle.
Outdoor space includes a large deck with views toward the Continental Divide, Lake Dillon, and Ptarmigan Peak. The home sits near Wildernest’s trail network, with Summit Stage service nearby for access to ski areas, festivals, shopping, and dining in Summit County. The property was built in 1981 and has no HOA.
Outdoor space includes a large deck with views toward the Continental Divide, Lake Dillon, and Ptarmigan Peak. The home sits near Wildernest’s trail network, with Summit Stage service nearby for access to ski areas, festivals, shopping, and dining in Summit County. The property was built in 1981 and has no HOA.
Key Highlights
- Refreshed four‑bedroom duplex with a lower‑level suite and additional living area
- Built in 1981
- Large deck with views of the Continental Divide, Lake Dillon, and Ptarmigan Peak
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
$32,556
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
3.34%
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%
$651,120
$651.1K
Cap Rate 7%
$465,086
$465.1K
Cap Rate 9%
$361,733
$361.7K
Market Conditions
NOI Build-Up for 1,953 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
$49.2K $25.20/SF
− Vacancy
−$2.7K −$1.39/SF
EGI
$46.5K $23.81/SF
− OpEx
−$14.0K −$7.14/SF
NOI
$32.6K $16.67/SF
Area
Summit County, CO
Vacancy
5.50%
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%
$651,120
Cap Rate 7%
$465,086
Cap Rate 9%
$361,733
Alternative Uses
Best Use
Multifamily LT 5
$465.1K
$407.0K – $542.6K
NOI $32,556 @ 7.0% cap · market cap 3.34%
Second Best
Apartment 5plus
$429.5K
$375.8K – $501.1K
NOI $30,064 @ 7.0% cap · market cap 3.08%
Theoretical Best
Warehouse
$38.87M
$34.01M – $45.35M
NOI $2,721,047 @ 7.0% cap · market cap 279.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Explore this area
Business Placement
Demographics for 80498, CO
8,405
Population
6,931
Households
1.2
Avg Household Size
40
Median Age
44%
College-Educated
91%
High-School Grad
294.8 sq mi
ZIP Area
29
Density / Sq Mi
$105,227
Median Household Income
$49,636
Median Earnings
$1,738
Median Rent
$721,700
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 - Mountain-oriented duplex with a lower-level suite, one-car garage, RV parking, and access to Wildernest’s trail network.
Where is this duplex located?
The property is located at 641 Ryan Gulch Road Silverthorne, CO.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: Refreshed four‑bedroom duplex with a lower‑level suite and additional living area; Built in 1981; Large deck with views of the Continental Divide, Lake Dillon, and Ptarmigan Peak
