Real Estate Investing in Georgetown, Colorado (80444)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80444 (Georgetown, 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: 22.9% of homes vacant — above national norms.
What’s happening in Georgetown, CO (80444)?
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Market Analysis: 80444 Georgetown
In practical terms, ZIP 80444 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $481K median. It rewards specialists, not generalists.
From a cash-flow lens, the numbers look inviting — $481K purchase price, 0.0% nominal cap — the work to hit that pro forma in 80444 is substantial and deserves full respect.
Within CO, ZIP 80444 trails on several market indicators that neighboring Clear Creek County submarkets outperform. The gap is real and significant enough to shape underwriting.
Stepping back, 1,082 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 80444 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 Georgetown:
Property Strategy for 80444
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $399,269 | $1,930 | 3.5% | +7.6% | $199,635 |
| 3BR | $575,220 | $2,520 | 3.2% | +6.9% | $191,740 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80444 Compare?
| Metric | 80444 | Georgetown | Denver-Aurora-Lakewood, CO | Colorado |
|---|---|---|---|---|
| Home Value | $481,377 | $481,377 | N/A | $535,778 |
| 5-Year CAGR | 3.1% | 3.1% | N/A | 4.9% |
| Avg Rent | $1,850 | $1,850 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 80444 (Georgetown, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $481,377 |
| Monthly Rent | $1,850 |
| Price-to-Rent | 21.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | -0.1% ▼ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | +3.1% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 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 (3.0%). 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 80444
Population: 1,082
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 80444
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 is the average monthly rent in Georgetown, CO?
The typical rental in Georgetown, CO commands about $1,850/mo monthly. That rent profile reliable cash flow against the $481K purchase basis.
What price range are homes in Georgetown, CO?
In Georgetown, CO the median home value sits at $481K. Against the broader CO market, that reads as reasonable for most investors.
What kind of vacancy should I budget for in Georgetown, CO?
Rental vacancy in Georgetown, CO is elevated. Investors should budget normal turnover but not chronic empty units.
Can I house hack in Georgetown, CO?
The house hack math a challenging in Georgetown, CO. Owner-occupant buyers benefit from the $1,850/mo rents and $481K home values.
Is Georgetown, CO a good market for buy-and-hold investors?
Georgetown, CO scores 3.0/5 for investability. Home values sit at $481K and rents near $1,850/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 80444 now. You don’t know where it ranks.
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How 80444 ranks in Denver-Aurora-Lakewood, CO
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