Real Estate Investing in Alma, Colorado (80420)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80420 (Alma, CO)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 56.2% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 28.9 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Alma, CO (80420)?
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Market Analysis: 80420 Alma
The 80420 ZIP covers a section of Alma that demands careful diligence. Prices near $614K look accessible, but the work to make a deal cash flow is real.
The 80420 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
On the rental side, 80420 offers a low basis, the region around Alma has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 80420 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. durable returns are possible in 80420, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Alma:
Property Strategy for 80420
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $367,679 | $1,650 | 3.2% | +8.2% | $367,679 |
| 2BR | $521,118 | $1,970 | 2.7% | +8.0% | $260,559 |
| 3BR | $702,344 | $2,580 | 2.6% | +8.9% | $234,115 |
Market Trends
Home Value History (with trend line)
📊 How Does 80420 Compare?
| Metric | 80420 | Alma | Denver-Aurora-Lakewood, CO | Colorado |
|---|---|---|---|---|
| Home Value | $614,336 | $614,336 | N/A | $535,778 |
| 5-Year CAGR | 4.6% | 4.6% | N/A | 4.9% |
| Avg Rent | $1,773 | $1,773 | N/A | - |
| Cap Rate | 2.3% | 2.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 80420 (Alma, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $614,336 |
| Monthly Rent | $1,773 |
| Price-to-Rent | 28.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | +0.5% ▲ |
| 3-Year CAGR | +0.7% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 80420
Population: 958
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
Frequently Asked Questions
What is the average home sale price in Alma, CO?
Expect median prices around $614K in Alma, CO. The market has run at a 0.0% 5-year CAGR, so entry costs have been even-keeled.
Does house hacking make sense in Alma, CO?
House hacking in Alma, CO is reasonable to execute. Prices around $614K and rents of $1,773/mo solid owner-occupant economics.
What kind of tenants rent in Alma, CO?
Alma, CO offers a predictable renter base at the $1,773/mo rent level. Tenant turnover is reasonable for well-managed properties.
What do rentals go for in Alma, CO?
Average rent in Alma, CO is approximately $1,773/mo per month. Against $614K home values that yields a reasonable rent-to-price ratio.
What is it like being a landlord in Alma, CO?
CO law landlord-friendly for landlords, and Alma inherits those rules. Investors should still review local ordinances for rental licensing.
You know 80420 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 80420 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 80420 ranks in Denver-Aurora-Lakewood, CO
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