Arvada Four-Unit Building For
For Sale
$948,000
8967 W 54th Pl, Arvada, CO 80002
Spacious units, updated interiors, strong cash flow potential.
Property Size3,232 SF
Price / SF$293.32
Days on Market142
Property Features for 8967 W 54th Pl
General Information
Standard status
Active
Size
3,232 SF
Property subtype
Multi-Family
Building Details
Year Built
1960
Listing Agency:
MMGREA LLC
Listed By:
Kevin Woolsey · License #100079114
(303) 990-4361
Source:
Thecerettogroup
Added: Apr 24
Changed: Sep 8
Last Checked: Sep 12 at 12:55PM
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 MMGREA LLC
Investment Insights
Based on property information with market context.
This is an attractive four-unit building featuring spacious three-bedroom units. Each unit is individually metered for gas and electric and has its own furnace. The property includes updated interiors and a large shared yard suitable for pets and families. Four large storage units are available, enhancing tenant appeal. The property offers strong current cash flow with rental upside. It is located in Arvada, near light rail and retail areas, with commuter access. The bike score is 64, indicating it is bikeable. The walk score is 42, indicating car-dependent accessibility. The transit score is 30, indicating some transit options are available.
Key Highlights
- Strong current cash flow with rental upside.
- Rare, spacious 3‑bedroom units throughout.
- Excellent Arvada location near light rail, retail, and easy commuter access.
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
$41,606
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
4.39%
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%
$832,120
$832.1K
Cap Rate 7%
$594,371
$594.4K
Cap Rate 9%
$462,289
$462.3K
Market Conditions
NOI Build-Up for 3,232 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
$64.0K $19.80/SF
− Vacancy
−$4.6K −$1.41/SF
EGI
$59.4K $18.39/SF
− OpEx
−$17.8K −$5.52/SF
NOI
$41.6K $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%
$832,120
Cap Rate 7%
$594,371
Cap Rate 9%
$462,289
Alternative Uses
Best Use
Multifamily LT 5
$594.4K
$520.1K – $693.4K
NOI $41,606 @ 7.0% cap · market cap 4.39%
Second Best
Apartment 5plus
$546.8K
$478.5K – $638.0K
NOI $38,279 @ 7.0% cap · market cap 4.04%
Theoretical Best
Office A
$864.3K
$756.3K – $1.01M
NOI $60,503 @ 7.0% cap · market cap 6.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
739
Businesses Nearby
Explore this area
Business Placement
Demographics for 80002, CO
20,267
Population
9,960
Households
2
Avg Household Size
37
Median Age
46%
College-Educated
90%
High-School Grad
6.5 sq mi
ZIP Area
3,118
Density / Sq Mi
$92,827
Median Household Income
$55,044
Median Earnings
$1,733
Median Rent
$538,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Spacious units, updated interiors, strong cash flow potential.
Where is this quadplex located?
The property is located at 8967 W 54th Pl Arvada, CO.
What is the asking price?
The asking price for this property is $948,000.
What are key features of this property?
This property features: Strong current cash flow with rental upside.; Rare, spacious 3‑bedroom units throughout.; Excellent Arvada location near light rail, retail, and easy commuter access.
