Ranch Duplex-Style
For Sale
$625,000
Pending
9537 Grandview Avenue, Arvada, CO 80002
Ranch home configured as two separate living areas with shared foyer access and private entries.
Property Size2,565 SF
Days on Market93
Property Features for 9537 Grandview Avenue
General Information
Standard status
Pending
Size
2,565 SF
Property subtype
Multi Family
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$3,652
Building Details
Year Built
1976
Stories
2
Listing Agency:
West and Main Homes Inc
(303) 935-8787
Listed By:
Kendra Lanterman · License #40024843
(720) 434-6432
Source:
Exitrealty
Added: Jun 5
Changed: Aug 8
Last Checked: Jul 23 at 3:55AM
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 West and Main Homes Inc
Investment Insights
Based on property information with market context.
This ranch-style residence is set up to function as one spacious home or as two separate living areas. A shared foyer entry provides private doors to the main level and finished basement. The main level includes three bedrooms, including a primary suite with a 3/4 bath, plus a large kitchen, dining room, family room, sunroom, attached two-car garage, and its own laundry and deck.
The finished basement adds flexibility with a full kitchen, laundry, dining area, family room, two bedrooms, and a 3/4 bath, along with direct access to the spacious backyard. The yard includes a shed and storage space, with room for a garden. The basement is also plumbed for an additional full bath in the laundry room.
The finished basement adds flexibility with a full kitchen, laundry, dining area, family room, two bedrooms, and a 3/4 bath, along with direct access to the spacious backyard. The yard includes a shed and storage space, with room for a garden. The basement is also plumbed for an additional full bath in the laundry room.
Key Highlights
- Ranch home built in 1976 configured as two separate living areas with shared foyer entry and private doors
- Main level: 3 bedrooms, including a primary suite with 3/4 bath, plus large kitchen, dining room, family room, and sunroom
- Main level also includes an attached 2‑car garage, laundry, and a deck
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
$33,020
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
5.28%
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%
$660,400
$660.4K
Cap Rate 7%
$471,714
$471.7K
Cap Rate 9%
$366,889
$366.9K
Market Conditions
NOI Build-Up for 2,565 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
$50.8K $19.80/SF
− Vacancy
−$3.6K −$1.41/SF
EGI
$47.2K $18.39/SF
− OpEx
−$14.2K −$5.52/SF
NOI
$33.0K $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%
$660,400
Cap Rate 7%
$471,714
Cap Rate 9%
$366,889
Alternative Uses
Best Use
Multifamily LT 5
$471.7K
$412.8K – $550.3K
NOI $33,020 @ 7.0% cap · market cap 5.28%
Second Best
Apartment 5plus
$434.0K
$379.7K – $506.3K
NOI $30,379 @ 7.0% cap · market cap 4.86%
Theoretical Best
Office A
$686.0K
$600.2K – $800.3K
NOI $48,017 @ 7.0% cap · market cap 7.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
682
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
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 - Ranch home configured as two separate living areas with shared foyer access and private entries.
Where is this duplex located?
The property is located at 9537 Grandview Avenue Arvada, CO.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Ranch home built in 1976 configured as two separate living areas with shared foyer entry and private doors; Main level: 3 bedrooms, including a primary suite with 3/4 bath, plus large kitchen, dining room, family room, and sunroom; Main level also includes an attached 2‑car garage, laundry, and a deck
