Real Estate Investing in Idaho Springs, Colorado (80452)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80452 (Idaho Springs, CO)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 25.2% of homes vacant — above national norms.
What’s happening in Idaho Springs, CO (80452)?
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Market Analysis: 80452 Idaho Springs
ZIP 80452 inside Clear Creek County looks affordable on the surface — median value of $492K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 80452 is durable only for operators who understand what they are buying. A $492K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader CO picture, 80452 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 80452 ZIP's population of 3,160 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
The 80452 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Idaho Springs:
Property Strategy for 80452
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $290,736 | $1,620 | 4.0% | +6.9% | $290,736 |
| 2BR | $413,329 | $1,930 | 3.4% | +6.8% | $206,664 |
| 3BR | $560,653 | $2,520 | 3.2% | +6.8% | $186,884 |
| 4BR | $685,080 | $2,820 | 3.0% | +7.8% | $171,270 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80452 Compare?
| Metric | 80452 | Idaho Springs | Denver-Aurora-Lakewood, CO | Colorado |
|---|---|---|---|---|
| Home Value | $492,178 | $492,178 | N/A | $535,778 |
| 5-Year CAGR | 3.1% | 3.1% | N/A | 4.9% |
| Avg Rent | $2,763 | $2,763 | N/A | - |
| Cap Rate | 4.4% | 4.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 80452 (Idaho Springs, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $492,178 |
| Monthly Rent | $2,763 |
| Price-to-Rent | 14.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.4% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +1.5% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +3.1% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 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 (4.4%). 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 80452
Population: 3,160
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 80452
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
Should investors consider Idaho Springs, CO?
Idaho Springs, CO reflects an investability rating of 3.0/5, with median home values near $492K and average rents around $2,763/mo. That combination puts it in the sturdy tier for investor interest.
How much should I expect to pay for a home in Idaho Springs, CO?
Idaho Springs, CO median home values land near $492K. That is reasonable territory for investors looking at $2,763/mo-per-month rentals.
How much is rent in Idaho Springs, CO?
Average rent in Idaho Springs, CO is approximately $2,763/mo per month. Against $492K home values that yields a reasonable rent-to-price ratio.
How tight is the rental market in Idaho Springs, CO?
Vacancy in Idaho Springs, CO is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,763/mo.
What is the smart move for investors in Idaho Springs, CO?
A careful cash-flow rentals with hands-on management strategy Idaho Springs, CO best. The market produces measured results for that approach at the $492K price point.
You know 80452 now. You don’t know where it ranks.
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How 80452 ranks in Denver-Aurora-Lakewood, CO
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