Four-Bedroom Duplex
For Sale
Under Contract
$554,900
6426 Red Willow Dr, Fort Collins, CO 80528
Residential, Fort Collins, CO
Property Size2,746 SF
Lot Size0.07 Acres
Price / SF$202.08
Days on Market56
Property Features for 6426 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, Bedroom 4, Bedroom 3, Bathroom 1, Bathroom 3, Basement, Dining Room, Bedroom 1, Bedroom 2, Laundry Room, Bathroom 2
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 Under Contract
APN
R1681219
Size
2,746 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3773
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 6
Changed: Aug 19
Last Checked: Aug 30 at 12:06AM
MLS# 1063450
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.
Scheduled for completion in September 2026, this under-construction paired home provides 2,746 square feet across two levels. The layout includes four bedrooms and three bathrooms, with a main-floor bedroom and full bath offering additional household flexibility. An open kitchen incorporates a center island, generous cabinetry, and an adjoining dining area and great room. Upstairs are the owner’s suite with private bath and walk-in closet, two additional bedrooms, a shared bathroom, and a laundry room. A two-car attached garage completes the home.
The residence is located in Timber Lark in southeast Fort Collins, near shopping, dining, parks, trails, and major commuter routes. HOA services include common-area maintenance, trash, recycling, and snow removal in common areas. The community is outside a Metro District.
The residence is located in Timber Lark in southeast Fort Collins, near shopping, dining, parks, trails, and major commuter routes. HOA services include common-area maintenance, trash, recycling, and snow removal in common areas. The community is outside a Metro District.
Key Highlights
- 2,746‑square‑foot paired home scheduled for completion in September 2026
- Four bedrooms and three bathrooms, including a main‑level bedroom and full bath
- Two‑car attached garage
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
$36,736
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
6.62%
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%
$734,720
$734.7K
Cap Rate 7%
$524,800
$524.8K
Cap Rate 9%
$408,178
$408.2K
Market Conditions
NOI Build-Up for 2,746 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
$55.4K $20.16/SF
− Vacancy
−$2.9K −$1.05/SF
EGI
$52.5K $19.11/SF
− OpEx
−$15.7K −$5.73/SF
NOI
$36.7K $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%
$734,720
Cap Rate 7%
$524,800
Cap Rate 9%
$408,178
Alternative Uses
Best Use
Multifamily LT 5
$524.8K
$459.2K – $612.3K
NOI $36,736 @ 7.0% cap · market cap 6.62%
Second Best
Apartment 5plus
$487.0K
$426.1K – $568.2K
NOI $34,090 @ 7.0% cap · market cap 6.14%
Theoretical Best
Office A
$715.1K
$625.7K – $834.2K
NOI $50,054 @ 7.0% cap · market cap 9.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
124
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - New construction offers flexible two-level living with an attached garage and a main-level bedroom.
Where is this duplex located?
The property is located at 6426 Red Willow Dr Fort Collins, CO.
What is the asking price?
The asking price for this property is $554,900.
What are key features of this property?
This property features: 2,746‑square‑foot paired home scheduled for completion in September 2026; Four bedrooms and three bathrooms, including a main‑level bedroom and full bath; Two‑car attached garage
