Fort Collins Income & Alternative-Use Property
Duplexes, foreclosures, raw land, commercial parcels, and horse property in the $300k–$650k range — underwritten and negotiated by a team led by Patrick Soukup, who owns 20-plus of these units personally, with eyes on off-market and pre-MLS channels most buyers never watch.
We Know What Investors Actually Need
What burns investors
What you actually want
Know the NoCo Investment Map
Each Fort Collins-area corridor carries a different product mix and price band. We help you target the one that fits your strategy.
Highest concentration of duplex and small multi-unit stock in Fort Collins, with steady rental demand from university proximity.
Product types
Most of the income-property inventory sits in the $350k–$550k band.
Premium, walkable core where below-market and distressed windows in older housing stock open and close fast.
Product types
Acquisition windows are narrow — speed of execution matters.
Emerging corridor for raw and commercial land at a lower entry price, with long-term development optionality.
Product types
Common land-banking entry point in the $300k–$450k range.
Horse property and acreage parcels for alternative-use and diversification-minded buyers.
Product types
Ag-zoned and large-lot inventory for non-standard strategies.
Self-Service vs. a Specialist
What you leave on the table when you skip representation on an income-property acquisition.
| Where it matters | Self-Service (Zillow / LoopNet / FSBO) | Generic Residential Agent | The Soukup Group |
|---|---|---|---|
| Inventory you actually see | Public MLS and listed inventory only | MLS access, limited investment focus | On-market plus off-market, pre-MLS, and distressed leads we surface through a local network |
| Off-market & foreclosure access | None — you see it when the public does | Rarely tracks distressed or FSBO inventory | We watch foreclosure filings, FSBO, and pre-MLS channels across NoCo |
| Financing strategy | You sort out DSCR vs. conventional on your own | Basic lender referral, little DSCR fluency | We break down DSCR vs. conventional structure and the questions to ask any lender |
| Underwriting the numbers | No comp analysis or cap-rate framework | May not frame NOI, cap rate, or cash-on-cash | Cap rate and cash-on-cash off the last 90 days of comps — before you offer |
| Skin in the game | You're on your own | Sells homes; may not own investment property | Led by a broker with 20+ personal NoCo investment units |
| Local submarket knowledge | No rent-trend or micro-market context | General familiarity | Fifth-generation Fort Collins — Midtown-CSU, Old Town, Wellington, Windsor by street |
Underwrite It Yourself — 60 Seconds
It's prefilled with an illustrative typical Fort Collins duplex, but every field is yours to change. Drop in a purchase price, rent, and your financing, and see cap rate, cash-on-cash, monthly cash flow, and DSCR the same way we underwrite our own acquisitions — off real assumptions, not a sales pitch.
Underwriting readout
Cap rate 5.5%, monthly cash flow +$213, cash-on-cash 1.3%, DSCR 1.10.
Illustrative example for education — not a specific listing, past deal, or offer. Not investment, tax, or lending advice. Financing shown is an illustrative structure, not a loan offer or solicitation; actual rates, rents, taxes, and expenses vary. Consult your own lender and CPA.
Get These Numbers Run on a Real DealHave a specific property in mind? Send it over and we'll underwrite it with you off the last 90 days of comps — no pitch, just the math.
Live NoCo Income & Alternative-Use Inventory
This box spans both income property (duplexes, distressed single-family) and land / alternative-use parcels (raw land, acreage) in the $300k–$650k range across Fort Collins and Northern Colorado — filtered to your property type, budget, and target submarket.
6 live matches for your search
48/100SINGLE_FAMILY$365,000
310 6th St
3 bd · 1 ba · 853 sqft · Windsor, CO
Schools · GreatSchools
Informational only — not a ranking factor. Attendance boundaries are set by the district and can change.
47/100SINGLE_FAMILY$334,500
306 6th St
2 bd · 1 ba · 768 sqft · Windsor, CO
Schools · GreatSchools
Informational only — not a ranking factor. Attendance boundaries are set by the district and can change.
47/100SINGLE_FAMILY$350,000
601 Walnut St
2 bd · 1 ba · 1,261 sqft · Windsor, CO
Schools · GreatSchools
Informational only — not a ranking factor. Attendance boundaries are set by the district and can change.
47/100SINGLE_FAMILY$449,000
510 Palisade Mountain Dr
3 bd · 2 ba · 2,704 sqft · Windsor, CO
Schools · GreatSchools
Informational only — not a ranking factor. Attendance boundaries are set by the district and can change.
Ranked against your 300,000–650,000 range across Northern Colorado. Match scores reflect fit to your stated criteria — not a promise of price, rent, or return.
Listings courtesy of IRES MLS. Information deemed reliable but not guaranteed. Listing information current as of October 31, 2026.
Why Investors Work With Us
The team is led by a broker who holds 20-plus personal investment units across Northern Colorado. We underwrite your deal the same way we underwrite our own — cap rate and cash-on-cash off the last 90 days of comps, not last year's peak.
We're not an out-of-market franchise parachuting in. Five generations here, and 150,000 sq ft of Old Town Square managed from 2016 to 2022 — we know the parcels, the zoning quirks, and the sellers' agents before a listing goes live.
You work with the Soukup Group the whole way through — no call-center handoff, no junior associate who met you yesterday. The person who underwrites your first deal is the person who negotiates it.
We're on the phone when you refinance, convert a unit to a rental, or come back for the next acquisition. We respond soon, seven days a week.
The Soukup Group — a fifth-generation Fort Collins family business, brokered by eXp Realty and licensed in Colorado.
Verified Google reviews
We can't recommend Izzy and Rodney highly enough. My husband and I were house hunting in Fort Collins while expecting our first baby, and they made what could have been an overwhelming process feel completely manageable. From day one, they were incredibly responsive. Every question got a quick, thoughtful answer and we always knew exactly where things stood. They never once pressured us or rushed a decision; they were patient through every showing and genuinely wanted us to find the right home, not just any home. Where they shined even more was when things got complicated. Buying a home is an emotional rollercoaster, and Izzy and Rodney navigated some complex negotiations on our behalf with the kind of experience and ease that only comes from truly knowing their craft. Through it all, they kept us grounded, level-headed, and focused on what mattered most. We never felt like we were navigating it alone. That support carried all the way through to closing. Once we were under contract, Elizabeth kept us organized, made sure we met every deadline, and ensured we always had the information we needed to make the right decisions along the way. What moved us most, though, was the human touch. This team cared about us as people, not just clients. They looked out for us at every turn and went above and beyond anything we ever could have imagined a real estate team doing to get us into our dream home before our baby arrived. That kind of authenticity and kindness combined with a high level of skill is rare! If you're looking for agents who combine expertise, hustle, and heart, look no further. We're very grateful for their guidance and we love our new home!
2 months agoMy wife and I worked with Connor Martin at Soukup and... wow... we have bought and sold a few homes in our time, but have never had this kind of service experience. Connor was there every step of the way, including helping locate contractors for post-close improvements. I can sum it up this way: after closing and the hugs and handshakes, we got to our new home and there was Connor on a ladder putting window screens back on. He stayed for a bit to celebrate the moment with us and make sure we were all set. It is as though he is buying the home for himself, and that is how he approaches it. He was really concerned that our home buying experience was a good one, and he made it so. We relocated from Houston and I can't imagine how we would have done this without him. I cannot over-emphasize how much I'd recommend him. Thanks Connor! If I look up service in the dictionary I think your picture will be there.
8 months agoOur experience with Izzy could not have been better! She was tireless in helping us find the best home we could get, and once we decided on the one we wanted, she did a brilliant job getting us a great deal and strong seller concessions. Her organized approach and clear communication helped us feel comfortable with the whole process and always know what to expect. As recent immigrants, that made all the difference for us. We can't recommend Izzy and Soukup enough!
a month agoPatrick did a phenomenal job helping us purchase our house. He was very well-versed with market standards and helped us to make a great decision in house purchase. He helped us with our investment questions and gave valuable insight in all the things that we needed to consider with potential renters. I was blown out of the water by his professionalism and knowledge as our agent. I feel very confident in our purchase and it has helped make our life better. Thanks Patrick!
8 months agoConnor did an amazing job assisting us with selling our house. He was attentive, informative and engaged. He provided insight and suggestions for increasing the interest we were getting. He clearly worked to get us the best offer and negotiated with our best interest. He invested his time to insure that the traffic coming through our house was consistent. The marketing was on point. We highly recommend Connor and would use him again.
7 months agoStraight Answers
Both. The team is led by a broker who owns 20-plus personal investment units across Northern Colorado. When we run your cap rate and cash-on-cash, it's the same math we run on our own money.
We watch foreclosure filings, FSBO activity, and pre-MLS listings, and we lean on a fifth-generation Fort Collins network. We won't promise a specific deal on a specific day — but we surface inventory most buyers never see, and we'll tell you honestly when nothing fits your criteria.
On the strategy call we'll break down DSCR versus conventional structure — so the property's income can do the qualifying, not just your personal income — and the questions to ask any lender before you commit. The Soukup Group is not a mortgage lender or loan originator, so this is educational only: we advise the structure, and you confirm the terms with a licensed lender you choose.
We price every offer off the last 90 days of comps. If a listing is anchored to last year's peak, we'll say so. We'd rather watch you buy nothing than watch you buy the wrong thing.
Who pays the buyer's-agent commission is negotiable on every deal. In many NoCo transactions the seller or builder still offers to cover some or all of it — we confirm the exact terms with you in writing before you're committed. What you get for it: a negotiator on every offer, comp-based underwriting, and a due-diligence walk-through. Zillow is a listing search. We're the advocate.
Find Your Investment Match — 60 Seconds
Tell us your target property type and return criteria — we'll show you active, pre-MLS, and off-market options matched to your parameters.
Prefer to talk numbers first? Call us at 970-402-8267 — no pitch, just the deal math. We answer seven days a week and reply within one business day.
