Real Estate Investing in Rollinsville, Colorado (80474)
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Should you buy in 80474 (Rollinsville, 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 price-to-rent: Price-to-rent ratio 28.1 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Rollinsville, CO (80474)?
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Market Analysis: 80474 Rollinsville
ZIP 80474 in Rollinsville, CO carries a notable set of headwinds. Home values near $585K and rents of $1,737/mo sit inside a market where underwriting has to be tight.
The investment case in 80474 is notable only for operators who understand what they are buying. A $585K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 80474 among CO's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 80474 includes headwinds that any investor should price in. Income distribution skews lower than Rollinsville averages, and tenant stability requires active management.
New investors are better served looking at Rollinsville's stable or hybrid ZIPs before stepping into 80474. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Rollinsville:
Market Trends
Home Value History (with trend line)
📊 How Does 80474 Compare?
| Metric | 80474 | Rollinsville | Colorado |
|---|---|---|---|
| Home Value | $585,410 | $585,410 | $535,778 |
| 5-Year CAGR | 2.7% | 2.7% | 4.9% |
| Avg Rent | $1,737 | $1,737 | - |
| Cap Rate | 2.3% | 2.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 80474 (Rollinsville, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $585,410 |
| Monthly Rent | $1,737 |
| Price-to-Rent | 28.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.3% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | +1.3% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +2.7% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 (2.3%). 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 80474
Population: 294
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
Should investors worry about vacancy in Rollinsville, CO?
Vacancy risk in Rollinsville, CO is elevated. That supports consistent cash flow for typical rental holds.
What monthly rent should investors expect in Rollinsville, CO?
Rents in Rollinsville, CO run near $1,737/mo. Compared with median home prices of $585K that produces solid gross yields for typical rentals.
Are renters plentiful in Rollinsville, CO?
The tenant pool in Rollinsville, CO is solid, supported by local employment and population fundamentals. Rents of $1,737/mo are well-absorbed by the market.
Is Rollinsville, CO good for landlords?
Rental owners in Rollinsville, CO deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What is the best play in Rollinsville, CO?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Rollinsville, CO. The numbers - $585K homes against $1,737/mo rents - support that play.
You know 80474 now. You don’t know where it ranks.
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