Real Estate Investing in Granby, Colorado (80478)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80478 (Granby, CO)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 53.2% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.3% CAGR).
- High price-to-rent: Price-to-rent ratio 60.8 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Granby, CO (80478)?
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Market Analysis: 80478 Granby
This part of Grand County is not an easy win. The 80478 ZIP stands at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 80478 stands at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 80478 sits on the difficult end of the CO spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
Resident income in 80478 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 80478 is an operator game, not a passive one. Put differently, entry prices of $1.0M are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Granby:
Property Strategy for 80478
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $935,307 | $1,890 | 1.5% | +4.6% | $311,769 |
| 4BR | $1,234,906 | $2,650 | 1.5% | +4.1% | $308,726 |
Market Trends
Home Value History (with trend line)
📊 How Does 80478 Compare?
| Metric | 80478 | Granby | Colorado |
|---|---|---|---|
| Home Value | $1,036,739 | $884,547 | $535,778 |
| 5-Year CAGR | 0.3% | 1.6% | 4.9% |
| Avg Rent | $1,422 | $2,029 | - |
| Cap Rate | 1.1% | 1.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 80478 (Granby, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $1,036,739 |
| Monthly Rent | $1,422 |
| Price-to-Rent | 60.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.7% |
| Cap Rate | 1.1% |
| 5-Year IRR | 1.4% |
📈 Home Appreciation
| 1-Year | +0.1% ▲ |
| 3-Year CAGR | +1.0% ▲ |
| 5-Year CAGR | +0.3% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 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 (1.1%). 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 80478
Population: 1,604
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 deep is the rental pool in Granby, CO?
Granby, CO offers a stable renter base at the $1,422/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is Granby in CO worth investing in?
The 2.0/5 investability rating in Granby, CO reflects its $1.0M prices and $1,422/mo rents. Investors generally consider it a solid option within CO.
How tight is the rental market in Granby, CO?
Occupancy in Granby, CO runs even-keeled with elevated vacancy. Well-priced units at $1,422/mo lease on reasonable timelines.
How strict are landlord regulations in Granby, CO?
CO law landlord-friendly for landlords, and Granby inherits those rules. Investors should still review local ordinances for rental licensing.
What are home prices like in Granby, CO?
Expect median prices around $1.0M in Granby, CO. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
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