Laura MacDonald REALTOR®

What are the best investment properties in Northern Colorado right now?

As of April 1, 2026, there are six cash-flow positive rental properties in the Greeley and Loveland areas priced under $250,000, with cap rates ranging from 6.4% to 8.9% and estimated monthly cash flow up to $569.

The Northern Colorado Investor Opportunity Right Now

If you’ve been watching the Northern Colorado rental market, you already know the story: demand for affordable housing is strong, rent prices are holding steady, and entry points in cities like Greeley and Loveland remain significantly lower than Fort Collins or Windsor.

That combination is exactly what makes Weld County one of the most interesting markets for real estate investors in Colorado right now. Every week, I dig through the MLS and pull the best investment-grade properties in our area — homes that actually pencil out with positive cash flow from day one, not “potential” deals that need wishful thinking to work.

This week, I found six. All under $250,000. All cash-flow positive. Here’s the full breakdown.

This Week’s Top Picks

Top Pick #1 — 2701 19th St Dr #12, Greeley, CO

This 4-bedroom, 2-bathroom attached dwelling just hit the market at $209,900 and it’s the standout deal this week. At 1,782 square feet, you’re getting a lot of space for the price — and the numbers are strong.

With 25% down and a 6.5% interest rate, the estimated monthly mortgage comes in around $997. Comparable rentals in this area are pulling roughly $2,100 per month, which puts your estimated monthly cash flow at $569 — one of the best margins I’ve seen in recent weeks. The cap rate lands at 8.9%, and the projected 10-year ROI is 187%.

This one’s been on the market just 4 days, so it won’t sit long.

Top Pick #2 — 940 B St, Greeley, CO

A 3-bed, 2-bath detached home at $215,000. This one’s been sitting for 115 days, which means there may be room to negotiate. At 816 square feet it’s a smaller footprint, but the rental comps support an estimated rent of $1,800/month.

That gives you a monthly cash flow of roughly $438, a cap rate of 8.1%, and a projected 10-year ROI of 163%. The extended days on market here could work in your favor if you come in with a strong offer.

Homes to Watch — 4 More Properties Worth a Look

542 Sunset Cliffs Dr, Loveland, CO — $250,000 | 3 bd / 2 ba | 1,305 sq ft
An attached dwelling in Loveland with 40 days on market. Estimated cash flow of $369/month with a 7.5% cap rate. Loveland inventory at this price point is hard to find, so this one’s worth evaluating quickly.

3437 W 3rd St, Greeley, CO — $244,000 | 3 bd / 2 ba | 1,344 sq ft
Brand new to market — just 2 days listed. A detached home with estimated cash flow of $359/month and a 7.5% cap rate. Solid fundamentals in a part of Greeley that’s seeing steady rental demand.

716 27th Ave, Greeley, CO — $225,000 | 3 bd / 3 ba | 1,370 sq ft
A detached home listed 4 days ago with a projected cash flow of $218/month and a 6.9% cap rate. The extra bathroom adds appeal for tenants and could support slightly higher rent over time.

824 37th Ave Ct #824, Greeley, CO — $239,000 | 3 bd / 2 ba | 1,460 sq ft
Just hit the market yesterday. An attached dwelling with $138/month estimated cash flow and a 6.4% cap rate. The numbers are tighter here, but the larger square footage and low days on market suggest it could move fast.

How I Run the Numbers

Every property on this list is analyzed using the same consistent set of assumptions so you can compare them side by side:

• Down payment: 25%
• Interest rate: 6.5% (30-year fixed)
• Vacancy rate: 5%
• Maintenance reserve: 7% of gross rent
• Appreciation: 4% annually
• Closing costs: 3%
• Taxes and insurance: 1.2% of purchase price
• HOA (attached properties): $250/month estimated

These are conservative assumptions designed to give you a realistic picture — not best-case projections. If you’re financing differently (VA loan, conventional with less down, etc.), I can re-run the numbers for your specific situation.

Why Greeley Keeps Showing Up for Investors

You’ll notice five of the six properties this week are in Greeley. That’s not a coincidence. Greeley and the surrounding Weld County area consistently offer the lowest price-per-square-foot in Northern Colorado, while rental demand remains strong thanks to population growth, the University of Northern Colorado, and proximity to major employers along the I-25 corridor.

For investors looking to build a portfolio in Northern Colorado without Fort Collins or Windsor price tags, Greeley is where the math works best right now.

FAQ

Is Greeley, CO a good place to invest in rental property?

Greeley offers some of the most attractive cap rates in Northern Colorado thanks to lower purchase prices and strong rental demand. With median home prices well below Fort Collins and Windsor, investors can achieve positive cash flow more consistently. The rental market is supported by UNC, regional employers, and steady population growth in Weld County.

Can I use a VA loan to buy an investment property in Northern Colorado?

VA loans are primarily for primary residences, but there are strategies that work — like buying a multi-unit property (up to 4 units) and living in one unit, or purchasing a new primary residence and converting a previous home to a rental. If you’re a veteran exploring investment options, I can walk you through how to use your VA benefit as part of a long-term investment strategy.

How much cash flow should I expect from a rental property in Northern Colorado?

It depends on the property, the financing, and the location. In the current market, well-selected properties in Greeley and Loveland can generate anywhere from $100 to $600+ per month in positive cash flow with 25% down. The key is running conservative numbers — accounting for vacancy, maintenance, taxes, and insurance — rather than relying on best-case assumptions.

See the Full Update

I publish this list every week on my NoCo Investment Deals page, where you can see all six properties with full investment metrics, photos, and details. Bookmark it and check back every Tuesday.

Ready to talk numbers on any of these? Call or text Laura MacDonald at 970-966-3207. Whether you’re buying your first investment property or adding to your portfolio — I’d love to help you find the right deal in Northern Colorado.

Laura MacDonald is a REALTOR® with West and Main Homes specializing in investment properties, VA loans, and relocation in Northern Colorado.