Empire Residential Portfolio
Multifamily | 6.10% CAP | 28 Units
Marketing description
Pinnacle Real Estate Advisors has been chosen to market this rare opportunity to acquire a diversified residential income portfolio in Empire, Colorado — one of the state's most charming and supply-constrained mountain communities. Comprised of two income-producing properties situated along the US Highway 40 corridor, the portfolio offers a compelling mix of apartment units, RV and MH accommodations, cabin-style rentals, and a single-family home, providing an incoming owner with multiple revenue streams and a clear path to revenue growth.
Both properties benefit from Empire's exceptional location along Colorado's I-70 mountain corridor. Situated less than one hour from Denver and within convenient proximity to major ski and recreation destinations including Vail, Beaver Creek, Breckenridge, and Winter Park. The surrounding workforce housing market remains severely supply-constrained and drives consistent demand from local employers, resort operators, and service industry workers throughout Clear Creek County.
The portfolio presents an investor with the opportunity to acquire a stabilized multifamily asset alongside a compelling value-add play, each supported by documented in-place income and below-market rents. Together, the properties offer immediate cash flow, meaningful upside through lease-up and mark-to-market rent increases, and the operational simplicity of managing two complementary assets within the same community.
Investment highlights
- Two complementary income properties in Empire, CO — stabilized multifamily paired with a value-add MHC
- 28 units across apartments, RV/MH sites, cabins, and a single-family home
- Below-market rents on both properties — clear path to revenue growth on renewal
- 7 vacant RV sites at Clear Creek Cabins represent $84,000+ in unrealized annual income at market rents
- Opportunity to acquire scale in a competitive mountain housing market
- Portfolio or Individual Sale Flexibility
- 12 total units — seven 1-bedroom/1-bath apartments, two
- 2-bedroom/1-bath apartments, three RV/MH lot sites
- 1.64 acres in the heart of Empire, adjacent to West Fork Clear Creek
- All public utilities — public water, public sewer, individually metered electric
- Gas — public utility, tenant pays; trash included in rent
- Walking distance to Empire town center
- All 9 apartment units occupied and generating income on Day 1 — no lease-up risk
- Low operational cost exposure
- Extremely rare sized asset in Clear Creek County
- 16 total units — 10 RV/MH sites, 5 cabin-style apartment units, 1 single-family house
- 12.74 acres along US Highway 40 with direct highway frontage
- Public water supply; septic sewer system (landlord pays)
- Electric and gas — public utilities, tenant pays
- Rash removal via dumpster, landlord pays
- Gravel roads, privately maintained
- Clear Creek runs along the southern boundary
- Zoned Planned Development (PD) — legally conforming use
- All tenant-owned homes and RVs — no park-owned home liability or capital exposure
- Below-market rents on all occupied RV sites provide additional upside on lease renewal
- US Highway 40 frontage positioned 45 minutes from Denver and minutes from the ski corridor
- Stabilized proforma NOI of $149,370 supports a value well above current asking price
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