Over/Under Duplex with
For Sale
$649,500
625 S Whitcomb St, Fort Collins, CO 80521
Residential Income, Fort Collins, CO
Property Size1,900 SF
Lot Size0.21 Acres
Price / SF$341.84
Days on Market19
Property Features for 625 S Whitcomb St
General Information
Property type
Residential
Property subtype
Duplex
Zoning
OT-B
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Basement, Bedroom 2, Bedroom 3, Bedroom 4, Bathroom 1, Bedroom 1
Parking
6
Window features
Window Coverings
Interior features
Pantry, Washer/Dryer Hookup, Outside Entry
Exterior features
Sprinkler System
Fencing
Chain Link
Basement
Partially Finished, Full
Appliances
Gas Range, Dishwasher, Washer, Dryer
Subdivision
Westlawn
Lot features
Deciduous Trees, Level, House Faces East, City Limits, Paved, Curbs, Gutters, Sidewalks, Alley
Elementary school
Dunn
Middle school
Lincoln
High school
Poudre
Elementary school district
Poudre
Middle school district
Poudre
High school district
Poudre
Directions
Note: Google takes you to the alley. Use Whitcomb to access - if necessary additional parking in back (west) along alley. Located just North of Laurel Street and 1.5 Blocks South of Mulberry Street on Whitcomb.
Standard status
Active
APN
R0071293
Size
1,900 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3995
Utilities
Utilities
Natural Gas Available
Sewer type
Public Sewer
Heating system
Forced Air, Radiant
Cooling system
Wall/Window Unit(s), Window Unit(s)
Amenities
front porch
shared washer and dryer
Building Details
Year built
1925
Floors in Building
1
Number of units
2
Flooring type
Wood
Building materials
Frame
Roof type
Composition
Architectural style
Cottage
Listing Agency:
RE/MAX Alliance-Wellington · RE/MAX International
(970) 206-8343
Listed By:
Kareen Kinzli Larsen · License #40018369
(970) 568-3600
Added: Aug 7
Changed: Aug 19
Last Checked: Aug 25 at 10:06PM
MLS# 1066026
Copyright © 2026 IRES MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1900-square-foot cottage-style property is configured as a legal over/under duplex on a 0.21-acre lot. The main level includes a front porch, living room with wood flooring, two bedrooms, one bathroom, and a kitchen. A separately accessed lower unit provides its own kitchen and living area, along with two bedrooms, one bathroom, legal egress windows, and a large pantry. The units share a washer and dryer. A roof and gutters were replaced in 2023, and the furnace was replaced in 2024.
The property is located at 625 S Whitcomb St in Fort Collins, approximately half a block from CSU and within walking distance of Old Town Fort Collins. Alley access serves four off-street parking spaces, with two additional spaces positioned in front of the detached garage. The OT-B zoning district is identified as allowing future fourplex development, ADUs, and short-term rentals, with permitted uses subject to confirmation by the buyer and the City of Fort Collins.
The property is located at 625 S Whitcomb St in Fort Collins, approximately half a block from CSU and within walking distance of Old Town Fort Collins. Alley access serves four off-street parking spaces, with two additional spaces positioned in front of the detached garage. The OT-B zoning district is identified as allowing future fourplex development, ADUs, and short-term rentals, with permitted uses subject to confirmation by the buyer and the City of Fort Collins.
Key Highlights
- Legal over/under duplex with 1900 square feet of property size
- 0.21‑acre lot with alley access and six off‑street parking spaces
- Main unit has two bedrooms, one bathroom, kitchen, living room, and front porch
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
$25,419
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
3.91%
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%
$508,380
$508.4K
Cap Rate 7%
$363,129
$363.1K
Cap Rate 9%
$282,433
$282.4K
Market Conditions
NOI Build-Up for 1,900 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
$38.3K $20.16/SF
− Vacancy
−$2.0K −$1.05/SF
EGI
$36.3K $19.11/SF
− OpEx
−$10.9K −$5.73/SF
NOI
$25.4K $13.38/SF
Area
Fort Collins, CO
Vacancy
5.20%
Lease Rate
$20.16 /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%
$508,380
Cap Rate 7%
$363,129
Cap Rate 9%
$282,433
Alternative Uses
Best Use
Multifamily LT 5
$363.1K
$317.7K – $423.7K
NOI $25,419 @ 7.0% cap · market cap 3.91%
Second Best
Apartment 5plus
$337.0K
$294.9K – $393.1K
NOI $23,588 @ 7.0% cap · market cap 3.63%
Theoretical Best
Office A
$494.8K
$432.9K – $577.2K
NOI $34,633 @ 7.0% cap · market cap 5.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
3,201
Businesses Nearby
Explore this area
Business Placement
Demographics for 80521, CO
37,451
Population
15,121
Households
2.5
Avg Household Size
26
Median Age
63%
College-Educated
98%
High-School Grad
14.0 sq mi
ZIP Area
2,675
Density / Sq Mi
$52,679
Median Household Income
$15,918
Median Earnings
$1,412
Median Rent
$541,300
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - OT-B zoning permits future fourplex development, ADUs, and short-term rentals, subject to buyer verification.
Where is this duplex located?
The property is located at 625 S Whitcomb St Fort Collins, CO.
What is the asking price?
The asking price for this property is $649,500.
What are key features of this property?
This property features: Legal over/under duplex with 1900 square feet of property size; 0.21‑acre lot with alley access and six off‑street parking spaces; Main unit has two bedrooms, one bathroom, kitchen, living room, and front porch
