Side-by-Side Duplex with Updated
New
For Sale
$800,000
8960 Mccoy Place, Westminster, CO 80031
Two attached residences provide separate yards, in-unit laundry, and covered off-street parking.
Property Size3,730 SF
Days on Market5
Property Features for 8960 Mccoy Place
General Information
Standard status
Active
Size
3,730 SF
Total Parking Spaces
2
Property subtype
Residential Income
Zoning
R-4
Units
Unit Mix
1 x 4BR/2BA, 1 x 5BR/2BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$4,248
Amenities
updated kitchens
hardwood floors
in-unit laundry
separate yards
carport
Building Details
Building Size
3,730 SF
Year Built
1973
Stories
1
Listing Agency:
Atlas Real Estate Group
(303) 514-8491
Listed By:
Jennifer Reinhardt
(303) 514-8491
Source:
Coloradopartners
Added: Aug 3
Changed: Aug 4
Last Checked: Aug 6 at 1:00PM
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 Atlas Real Estate Group
Investment Insights
Based on property information with market context.
Built in 1973, this side-by-side duplex at 8960 McCoy Place includes two attached residences with separate living areas, yards, and entrances. The property contains 9 bedrooms and 4 full baths in total, with 4 bedrooms and 2 full baths in 8960 and 5 bedrooms and 2 full baths in 8966. Both units feature hardwood floors, open layouts, updated kitchens with dishwashers, and private laundry with a washer and dryer inside each residence. A carport provides covered off-street parking.
The property is in Westminster, Colorado, approximately 0.5 mi from Shaw Heights Shopping Center, 0.8 mi from McFall Park, and 2.8 mi from Westminster Station. Routes toward Denver and Boulder are available from the area, along with access to neighborhood shopping, parks, and daily services. Zoning is R-4.
The property is in Westminster, Colorado, approximately 0.5 mi from Shaw Heights Shopping Center, 0.8 mi from McFall Park, and 2.8 mi from Westminster Station. Routes toward Denver and Boulder are available from the area, along with access to neighborhood shopping, parks, and daily services. Zoning is R-4.
Key Highlights
- Two attached residences with 9 bedrooms and 4 full baths combined
- 8960 includes 4 bedrooms and 2 full baths; 8966 includes 5 bedrooms and 2 full baths
- Updated kitchens with dishwashers and hardwood floors in both residences
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
$54,197
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
6.77%
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%
$1,083,940
$1.1M
Cap Rate 7%
$774,243
$774.2K
Cap Rate 9%
$602,189
$602.2K
Market Conditions
NOI Build-Up for 3,730 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
$82.8K $22.20/SF
− Vacancy
−$5.4K −$1.44/SF
EGI
$77.4K $20.76/SF
− OpEx
−$23.2K −$6.23/SF
NOI
$54.2K $14.53/SF
Area
Westminster, CO
Vacancy
6.50%
Lease Rate
$22.20 /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%
$1,083,940
Cap Rate 7%
$774,243
Cap Rate 9%
$602,189
Alternative Uses
Best Use
Multifamily LT 5
$774.2K
$677.5K – $903.3K
NOI $54,197 @ 7.0% cap · market cap 6.77%
Second Best
Apartment 5plus
$685.0K
$599.4K – $799.2K
NOI $47,953 @ 7.0% cap · market cap 5.99%
Theoretical Best
Office A
$1.09M
$954.0K – $1.27M
NOI $76,316 @ 7.0% cap · market cap 9.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
298
Businesses Nearby
Explore this area
Business Placement
Demographics for 80031, CO
37,254
Population
15,377
Households
2.4
Avg Household Size
39
Median Age
44%
College-Educated
89%
High-School Grad
8.4 sq mi
ZIP Area
4,435
Density / Sq Mi
$106,244
Median Household Income
$56,470
Median Earnings
$1,911
Median Rent
$499,200
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 attached residences provide separate yards, in-unit laundry, and covered off-street parking.
Where is this duplex located?
The property is located at 8960 Mccoy Place Westminster, CO.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Two attached residences with 9 bedrooms and 4 full baths combined; 8960 includes 4 bedrooms and 2 full baths; 8966 includes 5 bedrooms and 2 full baths; Updated kitchens with dishwashers and hardwood floors in both residences
