August 2026 Market Insights
Every investor asks the same question when a property comes back on the market: is this number real, or is it a starting point for negotiation?
Here's the real picture.
The 30-year fixed is still sitting in the mid-6% range, and cap rates on solid assets are expected to tighten further this year. In that environment, the properties that move are the ones priced from actual analysis, not hope.
That's the work my client and I just finished on our Inca listing. Not a guess dressed up as a number, a real underwriting exercise run against current rents, current rates, and where cap rates are actually trading, not where we wish they were. It lands at $2,537,000, a 5.5% cap rate. The kind of number a serious investor can run their own spreadsheet against and come out compelled.
650-654 Inca Parkway is back on the market. Showings start this week, Aug. 21st, once new tenants are settled in.
Thinking about your own investment property's real number? Let's run it together.
-Tony
P.S. In case you’re wondering, here’s who’s watching this one:
The off-the-Hill investor. Multi-family property near CU, in a quieter, more residential setting than University Hill. A 5.5% cap rate, low turnover, and tenants who stay: engineering students who rent for several years, not just one year.
Parents of CU students. Close enough to walk to campus, quiet enough to actually sleep. The kind of safe neighborhood parents feel good about.
The hands-on owner. A strong maintenance history and low turnover make this one of the rare Boulder multi-family rentals an owner can manage themselves, the way it's been managed for the many years the seller has owned it.
The long-view investor. Zoned RM-2, with real flexibility for future use, subject to City of Boulder review. Buyers should do their own due diligence, but the upside is worth a look.
