One-Story Ranch
New
For Sale
$1,075,000
7865 W 80th Cir, Arvada, CO 80005
Two main-level units offer flexible living arrangements, private yards, central air conditioning, and attached garage parking.
Property Size2,354 SF
Price / SF$456.67
Days on Market6
Property Features for 7865 W 80th Cir
General Information
Standard status
Active
Size
2,354 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR, 1 x 2BR
Multifamily Units
2
Amenities
central air conditioning
fenced yards
lawn sprinklers
Building Details
Year Built
1971
Buildings
1
Stories
1
Construction
ranch
Listing Agency:
Compass Colorado, LLC - Boulder
(303) 720-9836
Listed By:
Caryn Geiger, Lyndsey Geiger · License #100087951
Source:
Yourteamco
Added: Aug 25
Changed: Aug 29
Last Checked: Aug 29 at 5:10PM
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 Compass Colorado, LLC - Boulder
Investment Insights
Based on property information with market context.
This well-maintained, one-story duplex contains two separate main-level units with a three-bedroom/office layout on one side and two bedrooms/office space on the other. Both residences include a refrigerator, microwave, dishwasher, oven range, and washer/dryer, along with central air conditioning and updated finishes. Natural light, fenced outdoor areas, and individually controlled sprinklers add practical day-to-day functionality. Each unit also has a one-car garage and additional parking on its driveway.
The property sits on a quiet cul-de-sac in Arvada, close to grocery shopping, trails, parks, schools, and other local amenities. A reported Walk Score of 76 reflects access to nearby services, including a grocery store within walking distance. With no HOA and no stairs, the layout supports comfortable main-level living, multigenerational use, or occupancy of one unit while renting the other. Built in 1971, the duplex offers a five-bedroom/office configuration across both units.
The property sits on a quiet cul-de-sac in Arvada, close to grocery shopping, trails, parks, schools, and other local amenities. A reported Walk Score of 76 reflects access to nearby services, including a grocery store within walking distance. With no HOA and no stairs, the layout supports comfortable main-level living, multigenerational use, or occupancy of one unit while renting the other. Built in 1971, the duplex offers a five-bedroom/office configuration across both units.
Key Highlights
- Two‑unit duplex with 3 bedrooms/office on one side and 2 bedrooms/office on the other
- All‑main‑level layout with no stairs and central AC in both units
- Each unit includes a one‑car garage plus additional driveway parking
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
$30,303
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
2.82%
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%
$606,060
$606.1K
Cap Rate 7%
$432,900
$432.9K
Cap Rate 9%
$336,700
$336.7K
Market Conditions
NOI Build-Up for 2,354 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
$46.6K $19.80/SF
− Vacancy
−$3.3K −$1.41/SF
EGI
$43.3K $18.39/SF
− OpEx
−$13.0K −$5.52/SF
NOI
$30.3K $12.87/SF
Area
Arvada, CO
Vacancy
7.12%
Lease Rate
$19.80 /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%
$606,060
Cap Rate 7%
$432,900
Cap Rate 9%
$336,700
Alternative Uses
Best Use
Multifamily LT 5
$432.9K
$378.8K – $505.1K
NOI $30,303 @ 7.0% cap · market cap 2.82%
Second Best
Apartment 5plus
$398.3K
$348.5K – $464.7K
NOI $27,880 @ 7.0% cap · market cap 2.59%
Theoretical Best
Office A
$629.5K
$550.8K – $734.5K
NOI $44,067 @ 7.0% cap · market cap 4.10%
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
864
Businesses Nearby
Explore this area
Business Placement
Demographics for 80005, CO
28,742
Population
11,397
Households
2.5
Avg Household Size
43
Median Age
58%
College-Educated
97%
High-School Grad
11.7 sq mi
ZIP Area
2,457
Density / Sq Mi
$136,360
Median Household Income
$67,825
Median Earnings
$2,058
Median Rent
$620,100
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 - Two main-level units offer flexible living arrangements, private yards, central air conditioning, and attached garage parking.
Where is this duplex located?
The property is located at 7865 W 80th Cir Arvada, CO.
What is the asking price?
The asking price for this property is $1,075,000.
What are key features of this property?
This property features: Two‑unit duplex with 3 bedrooms/office on one side and 2 bedrooms/office on the other; All‑main‑level layout with no stairs and central AC in both units; Each unit includes a one‑car garage plus additional driveway parking
