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
$395,000
220 Manor Ct #A
2 bd · 2 ba · 2,734 sqft · Windsor, CO
Schools · GreatSchools
Informational only — not a ranking factor. Attendance boundaries are set by the district and can change.
$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.
$429,000
515 7th St
4 bd · 2 ba · 1,966 sqft · Windsor, CO
Schools · GreatSchools
Informational only — not a ranking factor. Attendance boundaries are set by the district and can change.
$430,000
1739 S California Ave
3 bd · 2 ba · 1,380 sqft · Loveland, 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 August 20, 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 had an excellent experience purchasing our home with the guidance of the team at Soukup Realty. Izzy was outstanding. She worked diligently, remained fully engaged throughout the process, and provided thoughtful, in-depth insight on neighborhoods and valuations. Her patience and sense of humor made the experience both manageable and enjoyable. She also added meaningful personal touches, including a customized itinerary for our first visit to Fort Collins with recommendations tailored to our family. Communication was seamless. My wife and I were in a group chat with Izzy and Rodney, and they were consistently responsive and helpful. We also appreciated Elizabeth’s assistance in coordinating the paperwork and keeping everything on track. With their support, we successfully closed on our dream home. We are grateful for their professionalism and highly recommend their team.
3 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.
5 months agoWe had the honor of working with Izzy when looking for a home to rent for a relocation from SoCal. She was incredible! So responsive. So organized. So patient. We were flying from out of town to find a home before my husband started a news project. She had a whole schedule put together for us. Back story on the neighborhoods, knows the different property management companies and recommended some great options for us to explore and get familiar with the new city we would be living in. Blessed by her and would highly recommend and encourage anyone looking for any amazing real estate agent to work with- connect with Izzy!!
4 months agoOur realtor, Caleb, has been amazing. He actually started helping us before we even moved to Colorado two years ago. As a mom, I spent countless hours researching different areas because I knew our family would eventually be relocating from South Mississippi. That’s when I found the Soukup Team’s YouTube channel. I started watching their videos every week, and after hearing Patrick encourage viewers to reach out, I decided to contact the team. We were lucky enough to be connected with Caleb. From helping us find a rental when we first arrived in Colorado to helping us purchase our first home here, Caleb has been there every step of the way. He wasn’t just our realtor—he was our eyes and ears on the ground. Whenever we couldn’t attend appointments, he stepped in without hesitation and always made us feel like we were his priority. I’m a planner by nature and tend to have a lot of questions. No matter the time of day, Caleb was always willing to answer them, explain the process, and help us feel confident in our decisions. His knowledge, patience, and dedication made what could have been a stressful process feel manageable. What stands out most is that Caleb genuinely cares about his clients. Over the last two years, what started as a realtor-client relationship has grown into a friendship. We are so grateful for everything he has done for our family and truly believe we would not be where we are today without his guidance and support. If you’re relocating to Colorado or looking for a home, I cannot recommend Caleb highly enough. We feel incredibly blessed to have met him and will always be thankful for the role he played in helping our family find our home. Last if I could give him a million stars I would, he’s truly the best. -The Gessing Family
2 months 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!
5 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.