Contemporary Duplex with Private
For Sale
$399,900
6521 Finch Ct, Fort Collins, CO 80525
Residential, Fort Collins, CO
Property Size1,362 SF
Lot Size0.08 Acres
Price / SF$293.61
Days on Market234
Property Features for 6521 Finch Ct
General Information
Property type
Residential
Property subtype
Duplex
Zoning
RES
Bedrooms
3
Bathrooms
3
Full bathrooms
1
Half bathrooms
1
Rooms
Bedroom 1, Bathroom 1, Bedroom 2, Bedroom 3, Bathroom 2, Dining Room, Bathroom 3
Parking features
Open
Window features
Window Coverings
Patio and Porch features
Patio
Interior features
Separate Dining Room, Open Floorplan, Walk-In Closet(s), Washer/Dryer Hookup
Appliances
Electric Range, Dishwasher, Refrigerator, Washer, Dryer, Disposal, Fire Alarm
Subdivision
Paragon Point PUD
Lot features
Level, House Faces East, Paved, Curbs, Gutters, Sidewalks, Street Light
View
Hills
Elementary school
Bacon
Middle school
Preston
High school
Fossil Ridge
Elementary school district
Poudre
Middle school district
Poudre
High school district
Poudre
Standard status
Active
APN
R1580277
Size
1,362 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2407
HOA Fee
$300 Monthly
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air, Ceiling Fan(s)
Water source
Public
Amenities
pool
tennis courts
basketball court
playground
trails
pond
gazebo
Building Details
Year built
1998
Floors in Building
2
Building materials
Frame, Composition
Roof type
Composition
Architectural style
Contemporary
Listing Agency:
Group Greeley
(970) 493-0700
Listed By:
Ryan P Smith · License #FA100083970
(970) 381-4164
Added: Feb 12
Changed: Sep 24
Last Checked: Oct 4 at 9:06PM
MLS# 1069287
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 contemporary duplex includes 1,362 square feet of living space on a 0.08-acre lot. The main level combines the living room, kitchen, and dining area in an open layout, with a full bathroom and patio access. The upper level contains three bedrooms, including a primary suite with a private bathroom and walk-in closet, along with another full bathroom and laundry area. Recent improvements include new carpet, interior paint, light fixtures, bathroom windows, and a dishwasher. A two-car garage provides enclosed vehicle and storage space.
The property is located in Fort Collins within the Paragon Point community, positioned between Fort Collins and Loveland. Community amenities include a pool, tennis courts, basketball court, playground, trails, pond, and gazebo. The home has RES zoning, public water, public sewer, forced-air heat, central air, and a composition roof.
The property is located in Fort Collins within the Paragon Point community, positioned between Fort Collins and Loveland. Community amenities include a pool, tennis courts, basketball court, playground, trails, pond, and gazebo. The home has RES zoning, public water, public sewer, forced-air heat, central air, and a composition roof.
Key Highlights
- 1,362‑square‑foot duplex on a 0.08‑acre lot
- Three bedrooms and three bathrooms across two levels
- New carpet, fresh paint, light fixtures, bathroom windows, and dishwasher
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
$18,221
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
4.56%
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%
$364,420
$364.4K
Cap Rate 7%
$260,300
$260.3K
Cap Rate 9%
$202,456
$202.5K
Market Conditions
NOI Build-Up for 1,362 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
$27.5K $20.16/SF
− Vacancy
−$1.4K −$1.05/SF
EGI
$26.0K $19.11/SF
− OpEx
−$7.8K −$5.73/SF
NOI
$18.2K $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%
$364,420
Cap Rate 7%
$260,300
Cap Rate 9%
$202,456
Alternative Uses
Best Use
Multifamily LT 5
$260.3K
$227.8K – $303.7K
NOI $18,221 @ 7.0% cap · market cap 4.56%
Second Best
Apartment 5plus
$241.6K
$211.4K – $281.8K
NOI $16,909 @ 7.0% cap · market cap 4.23%
Theoretical Best
Office A
$354.7K
$310.3K – $413.8K
NOI $24,827 @ 7.0% cap · market cap 6.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
144
Businesses Nearby
Explore this area
Business Placement
Demographics for 80525, CO
55,901
Population
25,144
Households
2.2
Avg Household Size
37
Median Age
59%
College-Educated
98%
High-School Grad
23.4 sq mi
ZIP Area
2,389
Density / Sq Mi
$93,349
Median Household Income
$48,876
Median Earnings
$1,744
Median Rent
$563,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Updated two-story residence with an open living area, attached two-car garage, and access to community recreation.
Where is this duplex located?
The property is located at 6521 Finch Ct Fort Collins, CO.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 1,362‑square‑foot duplex on a 0.08‑acre lot; Three bedrooms and three bathrooms across two levels; New carpet, fresh paint, light fixtures, bathroom windows, and dishwasher
