New Arvada Townhomes: Investment
For Sale
$7,140,000
6643 - 6647 W 52nd Avenue, Arvada, CO 80002
New 12-unit townhome portfolio in Arvada, completed in 2025.
Property Size21,000 SF
Price / SF$340
Days on Market459
Property Features for 6643 - 6647 W 52nd Avenue
General Information
Standard status
Active
Size
21,000 SF
Taxes and HOA fees
Annual Taxes
$14,715
Building Details
Year Built
2025
Listing Agency:
MARCUS & MILLICHAP REAL ESTATE INVESTMENT SERVICES OF ATLANTA, INC.
Listed By:
CLAYTON PRIMM
Source:
Corcoran
Added: May 29, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:09AM
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 MARCUS & MILLICHAP REAL ESTATE INVESTMENT SERVICES OF ATLANTA, INC.
Investment Insights
Based on property information with market context.
Completed in 2025, these brand new 12-unit townhomes are located at 6643–6647 West 52nd Avenue in Arvada. The property is situated in a desirable and accessible submarket between downtown Denver (15 minutes) and Boulder (30 minutes). Residents benefit from walkable access to the Gold Line Light Rail and major highways like Interstate 70, as well as proximity to Olde Town Arvada. Each townhome is individually parceled, offering investors the ability to operate the asset as a build-to-rent (BTR) portfolio, execute a per-unit sell-off strategy, or deploy a hybrid lease-to-own model. Each of the approximately 1,750 SF townhomes includes 3 bedrooms, 2 full baths, 2 half baths, and a dedicated office/den space. The homes are designed for today’s remote working, lifestyle-driven tenants. Certificate of Occupancy was recently granted, and the property is already half leased. The property's strategic location attracts high-income renters who value urban access.
Key Highlights
- Brand new townhomes completed in 2025 with high‑end, quality finishes.
- Highly desirable location between Denver and Boulder with walkable access to the Gold Line Light Rail.
- Flexible investment options: operate as build‑to‑rent, per‑unit sell‑off, or lease‑to‑own.
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
$248,718
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
3.48%
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%
$4,974,360
$5.0M
Cap Rate 7%
$3,553,114
$3.6M
Cap Rate 9%
$2,763,533
$2.8M
Market Conditions
NOI Build-Up for 21,000 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
$488.9K $23.28/SF
− Vacancy
−$36.7K −$1.75/SF
EGI
$452.2K $21.53/SF
− OpEx
−$203.5K −$9.69/SF
NOI
$248.7K $11.84/SF
Area
Arvada, CO
Vacancy
7.50%
Lease Rate
$23.28 /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%
$4,974,360
Cap Rate 7%
$3,553,114
Cap Rate 9%
$2,763,533
Alternative Uses
Best Use
Apartment 5plus
$3.55M
$3.11M – $4.15M
NOI $248,718 @ 7.0% cap · market cap 3.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.62M
$4.91M – $6.55M
NOI $393,120 @ 7.0% cap · market cap 5.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,265
Businesses Nearby
Explore this area
Business Placement
Demographics for 80002, CO
20,267
Population
9,960
Households
2
Avg Household Size
37
Median Age
46%
College-Educated
90%
High-School Grad
6.5 sq mi
ZIP Area
3,118
Density / Sq Mi
$92,827
Median Household Income
$55,044
Median Earnings
$1,733
Median Rent
$538,900
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?
Apartment building - New 12-unit townhome portfolio in Arvada, completed in 2025.
Where is this apartment building located?
The property is located at 6643 - 6647 W 52nd Avenue Arvada, CO.
What is the asking price?
The asking price for this property is $7,140,000.
What are key features of this property?
This property features: Brand new townhomes completed in 2025 with high‑end, quality finishes.; Highly desirable location between Denver and Boulder with walkable access to the Gold Line Light Rail.; Flexible investment options: operate as build‑to‑rent, per‑unit sell‑off, or lease‑to‑own.
