Real Estate Investing in Fraser, Colorado (80442)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80442 (Fraser, CO)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 70.6% of homes vacant — above national norms.
What’s happening in Fraser, CO (80442)?
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Market Analysis: 80442 Fraser
Meanwhile, ZIP 80442 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $768K median. It rewards specialists, not generalists.
Rent of $3,006/mo on a $768K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 80442 sits below the stated 0.0% once reality is priced in.
The gap between 80442 and stronger Fraser ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Who lives in 80442 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 80442 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Fraser:
Property Strategy for 80442
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $417,711 | $1,480 | 2.6% | +6.2% | $417,711 |
| 2BR | $604,596 | $1,660 | 2.0% | +8.5% | $302,298 |
| 3BR | $964,978 | $1,990 | 1.5% | +9.3% | $321,659 |
| 4BR | $1,428,160 | $2,780 | 1.4% | +9.6% | $357,040 |
| 5BR | $1,852,818 | — | — | +9.2% | $370,564 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80442 Compare?
| Metric | 80442 | Fraser | Colorado |
|---|---|---|---|
| Home Value | $767,958 | $767,958 | $535,778 |
| 5-Year CAGR | 3.2% | 3.2% | 4.9% |
| Avg Rent | $3,006 | $3,006 | - |
| Cap Rate | 3.1% | 3.1% | - |
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 80442 (Fraser, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $767,958 |
| Monthly Rent | $3,006 |
| Price-to-Rent | 21.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | -2.5% ▼ |
| 3-Year CAGR | -1.6% ▼ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +9.4% ▲ |
🏠 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 (3.1%). 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 80442
Population: 2,591
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 80442
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
How strong is Fraser, CO for real estate investors?
Fraser, CO rates 3.0/5 for investability. With median values at $768K and rents near $3,006/mo, the market offers reasonable fundamentals for rental investors.
How do experienced investors play Fraser, CO?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Fraser, CO. The numbers - $768K homes against $3,006/mo rents - support that play.
What are home prices like in Fraser, CO?
The median home value in Fraser, CO is roughly $768K. That puts it reasonable relative to the CO statewide average.
What is it like being a landlord in Fraser, CO?
CO law landlord-friendly for landlords, and Fraser inherits those rules. Investors should still review local ordinances for rental licensing.
How much do tenants pay in Fraser, CO?
Rent in Fraser, CO is around $3,006/mo. The resulting rent-to-value relationship with $768K pricing is reasonable for most investor models.
You know 80442 now. You don’t know where it ranks.
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