Real Estate Investing in Fairplay, Colorado (80440)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80440 (Fairplay, 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: 48.6% of homes vacant — above national norms.
What’s happening in Fairplay, CO (80440)?
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Market Analysis: 80440 Fairplay
This part of Park County is not an easy win. The 80440 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 80440 sits at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Fairplay have seen price recovery that 80440 has not matched. Park County data supports the view that the spread is structural rather than temporary.
Employment concentration in 80440 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Fairplay's stable or hybrid ZIPs before stepping into 80440. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Fairplay:
Property Strategy for 80440
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $354,050 | $1,620 | 3.3% | +8.2% | $354,050 |
| 2BR | $501,887 | $1,930 | 2.8% | +9.5% | $250,944 |
| 3BR | $665,313 | $2,520 | 2.7% | +8.6% | $221,771 |
| 4BR | $794,501 | $2,820 | 2.6% | +8.4% | $198,625 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80440 Compare?
| Metric | 80440 | Fairplay | Denver-Aurora-Lakewood, CO | Colorado |
|---|---|---|---|---|
| Home Value | $608,518 | $608,518 | N/A | $535,778 |
| 5-Year CAGR | 4.3% | 4.3% | N/A | 4.9% |
| Avg Rent | $2,600 | $2,600 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 80440 (Fairplay, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $608,518 |
| Monthly Rent | $2,600 |
| Price-to-Rent | 19.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 7.6% |
📈 Home Appreciation
| 1-Year | +0.0% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 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 (3.3%). 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 80440
Population: 3,071
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
🎓 Schools in 80440
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
What are rental rates like in Fairplay, CO?
Average rent in Fairplay, CO is approximately $2,600/mo per month. Against $609K home values that yields a reasonable rent-to-price ratio.
Is the tenant base reliable in Fairplay, CO?
The renter base in Fairplay, CO is reasonable for the $2,600/mo price point. Screening well and pricing to market typically yields predictable tenants.
How viable is house hacking in Fairplay, CO?
House hacking in Fairplay, CO is a challenging. With home values around $609K and rents at $2,600/mo, owner-occupants can offset a meaningful share of PITI.
How strict are landlord regulations in Fairplay, CO?
Rental owners in Fairplay, CO deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Where do home prices stand in Fairplay, CO?
Fairplay, CO home values average about $609K. That price point suits investors targeting rentals with $2,600/mo in monthly income.
You know 80440 now. You don’t know where it ranks.
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How 80440 ranks in Denver-Aurora-Lakewood, CO
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