Real Estate Investing in Hartsel, Colorado (80449)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80449 (Hartsel, 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: 54.7% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Hartsel, CO (80449)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80449 Hartsel
The 80449 ZIP in Hartsel, CO is a local-operator market. Outside capital chasing a $400K entry has to pair deep knowledge with the discount.
Looking more closely, the numbers look inviting — $400K purchase price, 0.0% nominal cap — the work to hit that pro forma in 80449 is substantial and deserves full respect.
Statewide comparisons place 80449 among CO's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 80449 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 80449 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Hartsel:
Property Strategy for 80449
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $302,733 | $1,620 | 3.9% | +8.2% | $302,733 |
| 2BR | $420,776 | $1,930 | 3.3% | +9.0% | $210,388 |
| 3BR | $531,241 | $2,520 | 3.4% | +8.3% | $177,080 |
Market Trends
Home Value History (with trend line)
📊 How Does 80449 Compare?
| Metric | 80449 | Hartsel | Denver-Aurora-Lakewood, CO | Colorado |
|---|---|---|---|---|
| Home Value | $399,766 | $399,766 | N/A | $535,778 |
| 5-Year CAGR | 4.9% | 4.9% | N/A | 4.9% |
| Avg Rent | $1,737 | $1,737 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
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 80449 (Hartsel, CO). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 80449 (Hartsel, CO)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $399,766 |
| Monthly Rent | $1,737 |
| Price-to-Rent | 19.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | +2.2% ▲ |
| 3-Year CAGR | +0.7% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 10-Year CAGR | +8.1% ▲ |
🏠 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 (3.4%). 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 80449
Population: 1,024
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 Hartsel, CO?
Hartsel, CO home values average about $400K. That price point suits investors targeting rentals with $1,737/mo in monthly income.
Is the tenant base reliable in Hartsel, CO?
Tenant quality in Hartsel, CO ranks as solid. Landlords generally report predictable occupancy at market rents of $1,737/mo.
Is Hartsel, CO good for house hacking?
Hartsel, CO is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $400K price point reasonable to enter.
What monthly rent should investors expect in Hartsel, CO?
Hartsel, CO rentals go for roughly $1,737/mo a month. That puts gross yield in solid territory relative to $400K acquisition costs.
How does Hartsel, CO rate as a rental market?
Investors tracking Hartsel, CO will find a 3.0/5 rating supported by $400K median home values and $1,737/mo rents. That profile suits long-term holders targeting even-keeled returns.
You know 80449 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 80449 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.
How 80449 ranks in Denver-Aurora-Lakewood, CO
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 80449 (Hartsel)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 80449 (Hartsel, CO).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.