Real Estate Investing in Firestone, Colorado (80520)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80520 (Firestone, 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.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Firestone, CO (80520)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80520 Firestone
ZIP 80520 inside Weld County looks affordable on the surface — median value of $473K — but the discount exists for reasons that a careful buyer should understand before committing.
Looking more closely, the numbers look inviting — $473K purchase price, 0.0% nominal cap — the work to hit that pro forma in 80520 is substantial and deserves full respect.
Within CO, ZIP 80520 trails on several market indicators that neighboring Weld County submarkets outperform. The gap is real and substantial enough to shape underwriting.
Demographically, 80520 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 80520 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 Firestone:
Property Strategy for 80520
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $457,409 | $2,560 | 4.0% | +5.0% | $152,470 |
| 4BR | $501,044 | $3,050 | 4.4% | — | $125,261 |
Market Trends
Home Value History (with trend line)
📊 How Does 80520 Compare?
| Metric | 80520 | Firestone | Greeley, CO | Colorado |
|---|---|---|---|---|
| Home Value | $472,534 | $472,534 | N/A | $535,778 |
| 5-Year CAGR | 2.6% | 2.6% | N/A | 4.9% |
| Avg Rent | $1,656 | $1,656 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
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 80520 (Firestone, 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 | $472,534 |
| Monthly Rent | $1,656 |
| Price-to-Rent | 23.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | +0.9% ▲ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +2.6% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 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 (2.7%). 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 80520
Population: 1,684
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 80520
Nearby Schools (3 more)
Schools in adjacent ZIP codes that may serve this area
Carbon Valley Academy
Thunder Valley PK-8
Spark! Discovery Preschool
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
Frequently Asked Questions
What is the average home sale price in Firestone, CO?
Firestone, CO median home values land near $473K. That is reasonable territory for investors looking at $1,656/mo-per-month rentals.
How viable is house hacking in Firestone, CO?
Firestone, CO offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,656/mo rent level.
What is the renter demographic in Firestone, CO?
Tenant demand in Firestone, CO is solid. The local workforce $1,656/mo rents across most rental classes.
Is Firestone, CO good for landlords?
Rental owners in Firestone, CO deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What is the rental occupancy rate in Firestone, CO?
Expect elevated vacancy in Firestone, CO. Rents at $1,656/mo are absorbed by the tenant base without meaningful lag.
You know 80520 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 80520 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 80520 ranks in Greeley, CO
Every ZIP in this metro, ranked. Free.
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