Real Estate Investing in Black Hawk, Colorado (80422)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80422 (Black Hawk, 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: 19.5% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 27.1 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Black Hawk, CO (80422)?
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Market Analysis: 80422 Black Hawk
Investors eyeing 80422 need to respect the fundamentals at play. Home values of $565K come alongside slower price movement and elevated management overhead.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 80422 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 80422's metrics run below Gilpin's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A durable renter share of 20% in 80422 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Black Hawk's stable or hybrid ZIPs before stepping into 80422. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Black Hawk:
Property Strategy for 80422
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $341,166 | $1,620 | 3.4% | +6.7% | $341,166 |
| 2BR | $486,971 | $1,930 | 2.9% | +5.8% | $243,486 |
| 3BR | $634,423 | $2,520 | 2.9% | +6.4% | $211,474 |
| 4BR | $775,079 | $2,820 | 2.6% | +6.4% | $193,770 |
Market Trends
Home Value History (with trend line)
📊 How Does 80422 Compare?
| Metric | 80422 | Black Hawk | Colorado |
|---|---|---|---|
| Home Value | $565,110 | $565,110 | $535,778 |
| 5-Year CAGR | 2.8% | 2.8% | 4.9% |
| Avg Rent | $1,737 | $1,737 | - |
| Cap Rate | 2.4% | 2.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 80422 (Black Hawk, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $565,110 |
| Monthly Rent | $1,737 |
| Price-to-Rent | 27.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 5.2% |
📈 Home Appreciation
| 1-Year | -0.7% ▼ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 (2.4%). 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 80422
Population: 4,373
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
How much should I expect to pay for a home in Black Hawk, CO?
Typical homes in Black Hawk, CO go for around $565K. The 5-year CAGR of 0.0% consistent price movement.
How strong is tenant demand in Black Hawk, CO?
Working renters make up the core of the Black Hawk, CO tenant base. The pool is reasonable for investors targeting long-term holds.
What do rentals go for in Black Hawk, CO?
Rental rates in Black Hawk, CO average $1,737/mo. Tenant demand and $565K home values make the yield look reasonable by investor standards.
How does Black Hawk, CO rate as a rental market?
Black Hawk, CO rates 3.0/5 for investability. With median values at $565K and rents near $1,737/mo, the market offers reasonable fundamentals for rental investors.
What is it like being a landlord in Black Hawk, CO?
CO ranks as a landlord-friendly state for landlord-tenant law. Black Hawk generally follows the statewide framework, so landlords face reasonable operating rules.
You know 80422 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 80422 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.
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