The apartment unit mix for Class A and Class B units in the Market Area is shown in Table 7.7. The unit mix is relatively even across the Market Area, with the majority of units being one bedroom (43 percent) and two bedrooms (38 percent). The Aurora-East of Peoria and Stapleton subareas account for almost all the studios in the Market Area (14 percent of the total). The sole apartment building in Montbello is a senior-oriented complex with all one bedroom units.
Table 7.7: Market Area Apartment Unit Mix, 2013
Subarea Studio 1 Bed 2 Bed 3 Bed Other Total
Aurora-East of Peoria 299 921 1,000 113 10 2,343 Colfax Corridor 23 761 604 114 5 1,507 Montbello 0 79 0 0 0 79 Stapleton 435 607 461 61 0 1,564 Market Area 757 2,368 2,065 288 15 5,493 Aurora-East of Peoria 13% 39% 43% 5% 0% 100% Colfax Corridor 2% 50% 40% 8% 0% 100% Montbello 0% 100% 0% 0% 0% 100% Stapleton 28% 39% 29% 4% 0% 100% Market Area 14% 43% 38% 5% 0% 100%
Source: CoStar; Economic & Planning Systems
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Vacancy rates and monthly rents shown in the next three tables are taken from the Denver Area Apartment Vacancy and Rent Survey, using the two relevant market survey areas: Denver Northeast and Aurora North which are shown in the Apartment Subareas map. Table 7.8 provides average vacancy rates for the two areas with the entire metro area shown for
comparison. Vacancy rates across all three areas have been steadily decreasing since 2009 and as of the first quarter of 2014, are the lowest rates seen in the last ten years. The Denver
Northeast vacancy rate is 2.9 percent and Aurora North is at 3.7 percent. These rates are both below the typical apartment market equilibrium rate of 5 percent and reflect a tight apartment market.
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Table 7.8: Apartment Vacancy Rates
Location 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014
Denver Northeast 10.0 14.6 9.0 6.4 7.8 6.3 5.3 5.3 5.0 4.6 2.9
Aurora North 12.1 7.6 6.9 6.9 9.5 15.1 9.0 5.8 4.3 13.3* 3.7
Metro Area 9.7 8.2 7.0 6.2 6.6 8.1 5.9 5.2 4.7 4.6 5.1 Source: Denver Area Apartment Vacancy and Rent Survey; Economic & Planning Systems
* Vacancy rate affected by new units leasing up. Note: 2014 figure is for Q1 only.
H:\143008-DRCOG-Peoria Station\Data\[143008-Peoria-Market Area Multi-Family.xlsx]Vacancy-History
Apartment rental rates for the first quarter of 2014 are shown in Table 7.9. Rates for studios and one bedroom units are lower than the metro average in the Denver Northeast and Aurora North areas. However, for larger apartments, especially two bedroom/two bath and three bedroom apartments, the rates are much closer to the metro average in Denver Northeast and exceed the metro average in Aurora North, indicating a strong demand for larger, family-oriented for rent housing in the area. The average rental rates for all apartments across the two survey areas range between $900 and $1000, just below the metro area average of $1,100.
Table 7.9: Market Area Apartment Monthly Rents, 2014, 1st Quarter
Subarea Studio 1 Bed
2 Bed/ 1 Bath
2 Bed/
2 Bath 3 Bed Total
Denver Northeast $642 $824 $815 $1,161 $1,343 $925
Aurora North $872 $939 $894 $1,291 $1,581 $998
Market Area $870 $945 $1,004 $1,276 $1,474 $1,074
Source: Denver Area Apartment Vacancy and Rent Survey; Economic & Planning Systems H:\143008-DRCOG-Peoria Station\Data\[143008-Peoria-Market Area Multi-Family.xlsx]Monthly Rent
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The average rents per square foot shown in Table 7.10 confirm these trends. Rents per square foot in the Aurora North area exceed metro averages for studios and for three bedrooms apartments, averaging $1.30 per square foot for the later. Average rents per square foot for all apartments across the metro area are $1.27. Average rates in Aurora North are similar at $1.24, while the average in the Denver Northeast area is lower at $1.11.
Table 7.10: Market Area Apartment Monthly Rents per Square Foot, 2014 1st Quarter
Subarea Studio 1 Bed
2 Bed/ 1 Bath
2 Bed/
2 Bath 3 Bed Total
Denver Northeast $1.09 $1.19 $0.98 $1.09 $1.04 $1.11
Aurora North $1.89 $1.27 $0.99 $1.11 $1.30 $1.24
Market Area $1.69 $1.33 $1.15 $1.20 $1.16 $1.27
Source: Denver Area Apartment Vacancy and Rent Survey; Economic & Planning Systems H:\143008-DRCOG-Peoria Station\Data\[143008-Peoria-Market Area Multi-Family.xlsx]Monthly Rent per SF
Competitive Market Area apartment projects built since 2003 are summarized in Table 7.11. These projects account for 2,118 units, approximately 15 percent of all units in the Market Area. Average unit size across all projects is 880 square feet. Apartments at senior-oriented projects tend to be smaller, ranging from 533 to 717 square feet. Affordable projects also tend to have smaller average apartment sizes.
Average rent across all competitive projects is $1,232 per month, approximately 14 percent higher than the metro area average for all apartments. Senior and affordable apartments are again at the lower end of the range. Apartments near Fitzsimons and at Stapleton have the highest average rates, exceeding $1,600 per month at two projects. Average rents per square foot for all projects are $1.41, about 10 percent higher than the overall metro area average of $1.27 per square foot shown above.
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Table 7.11; Market Area Competitive Apartment Projects, 2014, 1st Quarter
Subarea/Complex Name Type
Year Built # Of Units Avg. Unit Size Average Rent Avr. Rent per Sq. Ft. Aurora-East of Peoria
Aurora Village Affordable Senior 2003 100 533 $893 $1.68
Highline Village Market 2004 14 1,178 $1,009 $0.86
--- Market 2006 31 1,248 --- ---
21 Fitzsimons Phase I Market 2007 428 1,099 $1,622 $1.48
21 Fitzsimons Phase II Market 2012 188 750 $1,153 $1.54
21 Fitzsimons Phase III Market 2014 176 852 --- ---
Colfax Corridor
Florence Square Apartments Affordable 2004 181 790 $738 $0.93
The Willows Apartments Market 2004 26 1,100 --- ---
Plaza Townhomes Affordable 2007 30 884 $807 $0.91
Residences at Trolley Park Affordable 2007 38 1,098 $881 $0.80
Edge Point Apartments Affordable 2013 50 825 $830 $1.01
Montbello
Montbello Manor Affordable - Senior 2004 79 540 $493 $0.91
Stapleton
Clyburn at Stapleton Affordable - Senior 2003 100 717 $811 $1.13
Crescent Flats Market 2003 66 943 $1,317 $1.40
Botanica Town Center Market 2004 232 911 $1,619 $1.78
Parkside Apartments Affordable 2004 68 814 $811 $1.00
Botanica Eastbridge Market 2012 118 889 $1,611 $1.81
The Aster Town Center Market 2012 85 816 $1,336 $1.64
Greenways at Stapleton Market 2014 108 865 --- ---
Market Area Total/ Average 2007 2,118 880 $1,232 $1.41 Source: CoStar; Economic & Planning Systems
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