Updated Side-by-Side
For Sale
$395,000
826 24th St, Greeley, CO 80631
Residential Income, Greeley, CO
Property Size1,716 SF
Lot Size0.14 Acres
Price / SF$230.19
Days on Market97
Property Features for 826 24th St
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R-H
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 4, Basement, Bedroom 2, Bathroom 1, Bedroom 1, Bathroom 2
Parking
2
Patio and Porch features
Patio
Interior features
Eat-in Kitchen
Exterior features
Sprinkler System
Fencing
Fenced
Basement
Daylight
Appliances
Electric Range, Refrigerator, Washer, Dryer, All Appliances, Disposal, Fire Alarm
Subdivision
Arlington Park
Lot features
House Faces North, Paved, Curbs, Gutters, Sidewalks, Mineral Rights Excluded
Elementary school
Jackson
Middle school
Brentwood
High school
Greeley Central
Elementary school district
Greeley 6
Middle school district
Greeley 6
High school district
Greeley 6
Directions
Heading E on 34, go N on 11th on the 3rd intersection head E and the home is on the right side.
Standard status
Active
APN
R3530786
Size
1,716 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
1894
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Forced Air
Amenities
private yards
fire pits
Building Details
Year built
1963
Floors in Building
2
Number of units
2
Building materials
Frame, Brick, Wood Siding
Roof type
Composition
Listing Agency:
RE/MAX Alliance-FTC Dwtn · RE/MAX International
(970) 482-1781
Listed By:
Patrick Gaebler · License #100084487
(970) 215-0821
Added: Jun 8
Changed: Sep 12
Last Checked: Sep 12 at 6:06AM
MLS# 1061266
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 side-by-side duplex contains 1,716 square feet on a 0.14-acre lot, with two separately metered residences and private fenced backyard areas. Built in 1963, the property includes forced-air heating, public sewer, composition roofing, patios, sprinkler service, and an eat-in kitchen in each unit. Appliances include electric ranges, refrigerators, washers, dryers, disposals, and fire alarms.
Improvements completed since January 2022 include a new sewer main backed by a 25-year transferable warranty, refreshed landscaping with partial sod, new fencing, updated carpeting, interior paint, water heaters, dryer vent piping, and roof vents. A long east-side driveway provides off-street parking for multiple vehicles. Both residences are occupied by month-to-month tenants and are located two blocks from the University of Northern Colorado.
Improvements completed since January 2022 include a new sewer main backed by a 25-year transferable warranty, refreshed landscaping with partial sod, new fencing, updated carpeting, interior paint, water heaters, dryer vent piping, and roof vents. A long east-side driveway provides off-street parking for multiple vehicles. Both residences are occupied by month-to-month tenants and are located two blocks from the University of Northern Colorado.
Key Highlights
- Side‑by‑side duplex with 1,716 square feet on a 0.14‑acre lot
- Two separately metered units with tenants responsible for water, gas, and electric
- Two blocks from the University of Northern Colorado
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
$19,749
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
5.00%
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%
$394,980
$395.0K
Cap Rate 7%
$282,129
$282.1K
Cap Rate 9%
$219,433
$219.4K
Market Conditions
NOI Build-Up for 1,716 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
$29.9K $17.40/SF
− Vacancy
−$1.6K −$0.96/SF
EGI
$28.2K $16.44/SF
− OpEx
−$8.5K −$4.93/SF
NOI
$19.7K $11.51/SF
Area
Greeley, CO
Vacancy
5.51%
Lease Rate
$17.40 /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%
$394,980
Cap Rate 7%
$282,129
Cap Rate 9%
$219,433
Alternative Uses
Best Use
Multifamily LT 5
$282.1K
$246.9K – $329.2K
NOI $19,749 @ 7.0% cap · market cap 5.00%
Second Best
Apartment 5plus
$259.1K
$226.7K – $302.3K
NOI $18,137 @ 7.0% cap · market cap 4.59%
Theoretical Best
Office B
$312.7K
$273.7K – $364.9K
NOI $21,892 @ 7.0% cap · market cap 5.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
594
Businesses Nearby
Explore this area
Business Placement
Demographics for 80631, CO
52,336
Population
18,871
Households
2.8
Avg Household Size
29
Median Age
18%
College-Educated
73%
High-School Grad
103.6 sq mi
ZIP Area
505
Density / Sq Mi
$52,470
Median Household Income
$33,062
Median Earnings
$1,209
Median Rent
$300,400
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 - Separately metered units offer private fenced yards and off-street parking.
Where is this duplex located?
The property is located at 826 24th St Greeley, CO.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: Side‑by‑side duplex with 1,716 square feet on a 0.14‑acre lot; Two separately metered units with tenants responsible for water, gas, and electric; Two blocks from the University of Northern Colorado
