Real Estate Investing in Erie, Colorado (80516)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80516 (Erie, CO)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Erie, CO (80516)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80516 Erie
ZIP 80516 in Erie, CO carries a substantial set of headwinds. Home values near $714K and rents of $2,911/mo sit inside a market where underwriting has to be tight.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 80516 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 80516 sits on the difficult end of the CO spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
Resident income in 80516 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 80516 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 Erie:
Property Strategy for 80516
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $522,801 | $2,610 | 3.6% | +4.2% | $261,401 |
| 3BR | $624,444 | $3,560 | 4.1% | +5.2% | $208,148 |
| 4BR | $734,833 | $4,170 | 4.1% | +5.3% | $183,708 |
| 5BR | $866,506 | — | — | +5.8% | $173,301 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80516 Compare?
| Metric | 80516 | Erie | Greeley, CO | Colorado |
|---|---|---|---|---|
| Home Value | $713,750 | $713,750 | N/A | $535,778 |
| 5-Year CAGR | 2.1% | 2.1% | N/A | 4.9% |
| Avg Rent | $2,911 | $2,911 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
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 80516 (Erie, CO). Anonymous, moderated, never written by AI.
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Property managers serving Weld County
Manage rentals here? List your business →Dakota Property Management provides property and building management company services in Arvada, CO. summary from their website
Greeley Community Management, LLC (GCM) is a leading HOA management firm in Northern Colorado, established in 1999, providing professional management and personalized care. summary from their website
Henderson Property Management & Real Estate offers comprehensive property management services for owners, including lease management and property maintenance in Northern Colorado. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $713,750 |
| Monthly Rent | $2,911 |
| Price-to-Rent | 20.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | +0.2% ▲ |
| 3-Year CAGR | -0.5% ▼ |
| 5-Year CAGR | +2.1% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 Rent Trends
| 1-Year | +6.9% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +4.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). 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 80516
Population: 37,107
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 80516
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 10,611 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much should I expect to pay for a home in Erie, CO?
The median home value in Erie, CO is roughly $714K. That puts it reasonable relative to the CO statewide average.
What is the smart move for investors in Erie, CO?
The best-fit strategy in Erie, CO is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is it easy to find good tenants in Erie, CO?
Erie, CO draws a stable base of working renters. Demand at the $2,911/mo rent level is reasonable for standard single-family and small multi rentals.
Can I live-in-and-rent in Erie, CO?
House hacking in Erie, CO is reasonable to execute. Prices around $714K and rents of $2,911/mo solid owner-occupant economics.
What kind of market is Erie, CO for investors?
The 3.0/5 investability rating in Erie, CO reflects its $714K prices and $2,911/mo rents. Investors generally consider it a solid option within CO.
You know 80516 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 80516 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 80516 ranks in Greeley, CO
Every ZIP in this metro, ranked. Free.
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