Residential Income
For Sale
$515,000
Pending
817 Litle Court, Loveland, CO 80537
R3E-zoned residential income property with forced-air heating and an eat-in kitchen.
Property Size1,766 SF
Days on Market19
Property Features for 817 Litle Court
General Information
Standard status
Pending
Size
1,766 SF
Total Parking Spaces
4
Property subtype
Residential Income
Zoning
R3E
Net Operating Income
$23,564
Taxes and HOA fees
Annual Taxes
$2,315
Amenities
Ceiling Fan(s)
Forced Air
Oven, Dishwasher, Disposal, Refrigerator, Self Cleaning Oven
Eat-in Kitchen
Building Details
Building Size
1,766 SF
Year Built
1961
Listing Agency:
(970) 667-3400
Listed By:
Dionne Liggett
(970) 667-3400
Source:
Evrealestate
Added: Aug 3
Changed: Aug 10
Last Checked: Aug 21 at 5:21AM
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 Dionne Liggett
Investment Insights
Based on property information with market context.
This residential income property at 817 Litle Court includes forced-air heating, ceiling fans, and an eat-in kitchen. The interior is equipped with an oven, dishwasher, disposal, refrigerator, and self-cleaning oven. The property was built in 1961 and carries R3E zoning.
Located in Loveland, Colorado, the property is within Larimer County.
Located in Loveland, Colorado, the property is within Larimer County.
Key Highlights
- R3E zoning
- Built in 1961
- Forced‑air heating and ceiling fans
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
$16,808
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
3.26%
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%
$336,160
$336.2K
Cap Rate 7%
$240,114
$240.1K
Cap Rate 9%
$186,756
$186.8K
Market Conditions
NOI Build-Up for 1,766 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
$32.0K $18.12/SF
− Vacancy
−$1.4K −$0.82/SF
EGI
$30.6K $17.30/SF
− OpEx
−$13.8K −$7.79/SF
NOI
$16.8K $9.52/SF
Area
Larimer County, CO
Vacancy
4.50%
Lease Rate
$18.12 /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%
$336,160
Cap Rate 7%
$240,114
Cap Rate 9%
$186,756
Alternative Uses
Best Use
Apartment 5plus
$240.1K
$210.1K – $280.1K
NOI $16,808 @ 7.0% cap · market cap 3.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$474.0K
$414.8K – $553.0K
NOI $33,182 @ 7.0% cap · market cap 6.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
637
Businesses Nearby
Explore this area
Business Placement
Demographics for 80537, CO
43,603
Population
20,314
Households
2.1
Avg Household Size
44
Median Age
37%
College-Educated
95%
High-School Grad
122.4 sq mi
ZIP Area
356
Density / Sq Mi
$83,746
Median Household Income
$44,448
Median Earnings
$1,630
Median Rent
$460,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - R3E-zoned residential income property with forced-air heating and an eat-in kitchen.
Where is this residential income property located?
The property is located at 817 Litle Court Loveland, CO.
What is the asking price?
The asking price for this property is $515,000.
What are key features of this property?
This property features: R3E zoning; Built in 1961; Forced‑air heating and ceiling fans
