Contemporary Duplex with
New
For Sale
$850,000
767 W Grange Ct, Longmont, CO 80503
Residential, Longmont, CO
Property Size2,625 SF
Price / SF$323.81
Days on Market4
Property Features for 767 W Grange Ct
General Information
Property type
Residential
Property subtype
Duplex
Zoning
RES
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bedroom 2, Laundry Room, Bedroom 4, Bedroom 1, Laundry Room, Bathroom 3, Family Room, Dining Room, Basement, Bathroom 1, Bedroom 3
Window features
Window Coverings
Patio and Porch features
Patio
Pets allowed
Cats OK, Dogs OK
Interior features
Open Floorplan, Walk-In Closet(s), Kitchen Island, High Ceilings
Fencing
Fenced
Fireplace
1
Basement
Partially Finished, Partial, Crawl Space
Appliances
Electric Range, Gas Range, Dishwasher, Microwave
Subdivision
West Grange Flg 2 Duplex Condos
Lot features
House Faces East, Paved, Curbs, Sidewalks, Street Light, Fire Hydrant within 500 Feet
Elementary school
Blue Mountain
Middle school
Altona
High school
Silver Creek
Elementary school district
ST Vrain Dist RE 1J
Middle school district
ST Vrain Dist RE 1J
High school district
ST Vrain Dist RE 1J
Directions
From Hover and Nelson Road, go west on Nelson Road toward the mountains. Past Silver Creek High School, take a left (south on West Grange). Property will be on the right across from the park.
Standard status
Active
APN
R0612979
Size
2,625 SF
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5551
HOA Fee
$560 Monthly
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
2019
Floors in Building
1
Building materials
Frame
Roof type
Composition
Architectural style
Contemporary
Listing Agency:
8z Real Estate
(303) 543-3083
Listed By:
Donna Fox
(720) 771-5965
Added: Sep 22
Changed: Sep 25
Last Checked: Sep 25 at 5:06AM
MLS# 1069175
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 contemporary duplex in Longmont was built in 2019 and offers 2,625 square feet of living area. Interior features include an open floor plan, kitchen island, walk-in closet, central air, and forced-air heat. The finished basement includes a fourth bedroom and full bathroom. An attached two-car garage provides parking and storage, with access from the alley.
A fenced garden and patio provide private outdoor space, and a community park is directly across from the property. Exterior maintenance is included through the HOA. The property is zoned RES.
A fenced garden and patio provide private outdoor space, and a community park is directly across from the property. Exterior maintenance is included through the HOA. The property is zoned RES.
Key Highlights
- 2,625 square feet of living area
- Built in 2019
- Four bedrooms and three bathrooms
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
$49,068
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
5.77%
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%
$981,360
$981.4K
Cap Rate 7%
$700,971
$701.0K
Cap Rate 9%
$545,200
$545.2K
Market Conditions
NOI Build-Up for 2,625 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
$75.0K $28.56/SF
− Vacancy
−$4.9K −$1.86/SF
EGI
$70.1K $26.70/SF
− OpEx
−$21.0K −$8.01/SF
NOI
$49.1K $18.69/SF
Area
Boulder County, CO
Vacancy
6.50%
Lease Rate
$28.56 /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%
$981,360
Cap Rate 7%
$700,971
Cap Rate 9%
$545,200
Alternative Uses
Best Use
Multifamily LT 5
$701.0K
$613.4K – $817.8K
NOI $49,068 @ 7.0% cap · market cap 5.77%
Second Best
Apartment 5plus
$652.8K
$571.2K – $761.6K
NOI $45,696 @ 7.0% cap · market cap 5.38%
Theoretical Best
Office A
$792.0K
$693.0K – $924.0K
NOI $55,440 @ 7.0% cap · market cap 6.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
55
Businesses Nearby
Explore this area
Business Placement
Demographics for 80503, CO
35,863
Population
15,508
Households
2.3
Avg Household Size
44
Median Age
60%
College-Educated
97%
High-School Grad
91.7 sq mi
ZIP Area
391
Density / Sq Mi
$118,465
Median Household Income
$55,417
Median Earnings
$1,843
Median Rent
$704,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - A finished basement, fenced patio garden, and attached garage add flexible living space and private outdoor use.
Where is this duplex located?
The property is located at 767 W Grange Ct Longmont, CO.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 2,625 square feet of living area; Built in 2019; Four bedrooms and three bathrooms
