Paired Duplex with Attached
For Sale
$548,900
6407 Red Willow Dr, Fort Collins, CO 80528
CONDOS - Contemporary - Fort Collins, CO
Property Size2,734 SF
Lot Size0.07 Acres
Price / SF$200.77
Days on Market31
Property Features for 6407 Red Willow Dr
General Information
Property type
Residential
Property subtype
Duplex
Property condition
Under Construction
Zoning
RES
Bedrooms
4
Bathrooms
3
Full bathrooms
2
Rooms
Laundry Room, Bathroom 3, Bathroom 2, Bedroom 2, Bathroom 1, Bedroom 3, Basement, Dining Room, Bedroom 4, Laundry Room, Bedroom 1
Patio and Porch features
Deck
Interior features
Eat-in Kitchen, Open Floorplan, Walk-In Closet(s), Washer/Dryer Hookup, Kitchen Island
Basement
Unfinished
Appliances
Electric Range, Dishwasher, Refrigerator, Microwave, Disposal, Fire Alarm
Subdivision
Timber Lark
Elementary school
Werner
Middle school
Preston
High school
Fossil Ridge
Elementary school district
Poudre
Middle school district
Poudre
High school district
Poudre
Directions
The sales office is located at 1826 Crested Lark St.
Standard status
Active
APN
R1681207
Size
2,734 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3705
HOA Fee
$74 Monthly
Utilities
Utilities
Natural Gas Available
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
2026
Floors in Building
2
Building materials
Frame
Roof type
Composition
Architectural style
Contemporary
Listing Agency:
Kittle Real Estate
(970) 460-4444
Listed By:
Rob Kittle · License #40016997
(970) 460-4444
Added: Jul 13
Changed: Aug 3
Last Checked: Aug 12 at 8:06PM
MLS# 1064086
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.
New construction paired duplex at 6407 Red Willow Dr in the Timber Lark community, scheduled for completion in October 2026. The home is currently under construction with a contemporary, frame exterior and composition roof, featuring four bedrooms and three bathrooms. The main level offers an open-concept floorplan with a spacious kitchen that includes a large center island and abundant cabinetry, flowing into the dining nook and great room. A convenient main-level bedroom and full bath add flexibility for guests, a home office, or multi-generational living.
Upstairs, the private owner’s suite includes a walk-in closet and an en-suite bath with dual sinks, with two additional bedrooms sharing a full bath. A centrally located laundry room supports everyday convenience. The home includes a 2-car attached garage and a deck. Interior features include an eat-in kitchen, walk-in closet(s), kitchen island, open floorplan, and washer/dryer hookup.
Timber Lark residents benefit from HOA dues that include common area maintenance, trash, recycling, and snow removal in common areas, and the community is not located within a Metro District. Utilities note natural gas is available, with forced air heat and central air cooling.
Upstairs, the private owner’s suite includes a walk-in closet and an en-suite bath with dual sinks, with two additional bedrooms sharing a full bath. A centrally located laundry room supports everyday convenience. The home includes a 2-car attached garage and a deck. Interior features include an eat-in kitchen, walk-in closet(s), kitchen island, open floorplan, and washer/dryer hookup.
Timber Lark residents benefit from HOA dues that include common area maintenance, trash, recycling, and snow removal in common areas, and the community is not located within a Metro District. Utilities note natural gas is available, with forced air heat and central air cooling.
Key Highlights
- Scheduled completion in October 2026; property condition under construction
- Four bedrooms, three bathrooms, paired duplex layout
- 2‑car attached garage plus 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
$33,942
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
6.18%
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%
$678,840
$678.8K
Cap Rate 7%
$484,886
$484.9K
Cap Rate 9%
$377,133
$377.1K
Market Conditions
NOI Build-Up for 2,734 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
$65.0K $23.76/SF
− Vacancy
−$3.2K −$1.19/SF
EGI
$61.7K $22.57/SF
− OpEx
−$27.8K −$10.16/SF
NOI
$33.9K $12.41/SF
Area
Fort Collins, CO
Vacancy
5.00%
Lease Rate
$23.76 /SF/Yr
Expense Ratio
45.00%
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%
$678,840
Cap Rate 7%
$484,886
Cap Rate 9%
$377,133
Alternative Uses
Best Use
Apartment 5plus
$484.9K
$424.3K – $565.7K
NOI $33,942 @ 7.0% cap · market cap 6.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$711.9K
$622.9K – $830.6K
NOI $49,835 @ 7.0% cap · market cap 9.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
140
Businesses Nearby
Explore this area
Business Placement
Demographics for 80528, CO
23,660
Population
8,986
Households
2.6
Avg Household Size
38
Median Age
63%
College-Educated
97%
High-School Grad
18.5 sq mi
ZIP Area
1,279
Density / Sq Mi
$122,133
Median Household Income
$57,739
Median Earnings
$1,906
Median Rent
$654,200
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Under-construction paired duplex in RES zoning with a deck, open-concept layout, and a 2-car attached garage.
Where is this single family property located?
The property is located at 6407 Red Willow Dr Fort Collins, CO.
What is the asking price?
The asking price for this property is $548,900.
What are key features of this property?
This property features: Scheduled completion in October 2026; property condition under construction; Four bedrooms, three bathrooms, paired duplex layout; 2‑car attached garage plus deck
