2–4 Unit Multi-Family Financing in Paonia, CO

2–4 Unit Multi-Family investing in Paonia

A 2–4 unit property in Paonia is still residential financing — it is underwritten on the 1025 Small Residential Income Property appraisal rather than a commercial rent roll, so you keep 30-year fixed terms while spreading vacancy risk across multiple doors. Losing one tenant in a duplex costs you roughly half your income instead of all of it.

At the Paonia median of $395,000, a 2–4 unit multi-family prices near $624,100 for a typical duplex — small multifamily trades at a premium per building but a discount per door. Minimum down is 25% ($156,025), leaving a loan of $468,075. Estimated all-in PITIA runs about $3,780 per month.

Returns and structure

Return metrics at the Paonia median for this product: an estimated cap rate of 7.10%, and monthly cash flow of $2,172 positive at 25% down. A file that cash-flows at the minimum down payment is the exception in Colorado right now, and it gives you room to absorb an insurance renewal without going to the reserve account.