Real Estate Investing in Granby, Colorado (80446)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80446 (Granby, 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: 51.6% of homes vacant — above national norms.
What’s happening in Granby, CO (80446)?
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Market Analysis: 80446 Granby
Investors eyeing 80446 need to respect the fundamentals at play. Home values of $732K come alongside slower price movement and elevated management overhead.
The investment case in 80446 is robust only for operators who understand what they are buying. A $732K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 80446 sits on the difficult end of the CO spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
Looking more closely, 3,550 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.
The right play in 80446 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Granby:
Property Strategy for 80446
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $307,778 | $1,300 | 3.0% | +8.7% | $307,778 |
| 2BR | $506,315 | $1,460 | 2.1% | +8.6% | $253,158 |
| 3BR | $816,078 | $1,750 | 1.5% | +8.7% | $272,026 |
| 4BR | $1,105,386 | $2,450 | 1.6% | +8.6% | $276,347 |
| 5BR | $1,554,533 | — | — | +7.6% | $310,907 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80446 Compare?
| Metric | 80446 | Granby | Colorado |
|---|---|---|---|
| Home Value | $732,355 | $884,547 | $535,778 |
| 5-Year CAGR | 3.0% | 1.6% | 4.9% |
| Avg Rent | $2,636 | $2,029 | - |
| Cap Rate | 2.8% | 1.9% | - |
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 80446 (Granby, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $732,355 |
| Monthly Rent | $2,636 |
| Price-to-Rent | 23.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | -1.4% ▼ |
| 3-Year CAGR | +0.0% ▲ |
| 5-Year CAGR | +3.0% ▲ |
| 10-Year CAGR | +9.0% ▲ |
🏠 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 (2.8%). 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 80446
Population: 3,550
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 80446
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 does Granby, CO rate as a rental market?
Granby, CO scores 3.0/5 for investability. Home values sit at $732K and rents near $2,636/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the typical home price in Granby, CO?
In Granby, CO the median home value sits at $732K. Against the broader CO market, that reads as reasonable for most investors.
What are vacancy rates like in Granby, CO?
Vacancy in Granby, CO is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,636/mo.
Can owner-occupants cash flow in Granby, CO?
Granby, CO is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $732K price point reasonable to enter.
What is the average monthly rent in Granby, CO?
Rent in Granby, CO is around $2,636/mo. The resulting rent-to-value relationship with $732K pricing is reasonable for most investor models.
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