Real Estate Investing in Loveland, Colorado (80538)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80538 (Loveland, CO)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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 Loveland, CO (80538)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80538 Loveland
This part of Larimer County is not an easy win. The 80538 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 80538 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 80538's metrics run below Larimer County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 80538 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Loveland's stable or hybrid ZIPs before stepping into 80538. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Loveland:
Property Strategy for 80538
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $306,024 | $1,610 | 3.8% | +2.7% | $306,024 |
| 2BR | $376,394 | $1,810 | 3.5% | +3.9% | $188,197 |
| 3BR | $473,424 | $2,490 | 3.8% | +4.3% | $157,808 |
| 4BR | $561,590 | $2,650 | 3.4% | +4.8% | $140,397 |
| 5BR | $662,754 | — | — | +5.0% | $132,551 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80538 Compare?
| Metric | 80538 | Loveland | Fort Collins, CO | Colorado |
|---|---|---|---|---|
| Home Value | $503,282 | $501,130 | N/A | $535,778 |
| 5-Year CAGR | 2.3% | 2.5% | N/A | 4.9% |
| Avg Rent | $2,043 | $1,902 | N/A | - |
| Cap Rate | 3.2% | 3.0% | - | - |
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 80538 (Loveland, CO). Anonymous, moderated, never written by AI.
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Property managers serving Larimer County
Manage rentals here? List your business →Armadillo Properties offers property management, rental listings, and sales services in Copperas Cove, Killeen, Harker Heights, and Kempner. summary from their website
Dimensions Realty and Management is a full-service real estate company providing property management and brokerage services in Northern Colorado, including Fort Collins. summary from their website
Faith Pro LLC is a Northern Colorado Property Management Company. 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 | $503,282 |
| Monthly Rent | $2,043 |
| Price-to-Rent | 20.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 5.5% |
📈 Home Appreciation
| 1-Year | +1.1% ▲ |
| 3-Year CAGR | +0.3% ▲ |
| 5-Year CAGR | +2.3% ▲ |
| 10-Year CAGR | +4.8% ▲ |
🏠 Rent Trends
| 1-Year | +2.6% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +3.6% ▲ |
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 80538
Population: 49,183
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 80538
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 770 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is housing expensive in Loveland, CO?
Loveland, CO median home values land near $503K. That is reasonable territory for investors looking at $2,043/mo-per-month rentals.
How landlord-friendly is Loveland, CO?
Landlord-friendliness in Loveland, CO is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Which real estate strategy fits Loveland, CO?
The best-fit strategy in Loveland, CO is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is vacancy a concern in Loveland, CO?
Rental vacancy in Loveland, CO is elevated. Investors should budget normal turnover but not chronic empty units.
How viable is house hacking in Loveland, CO?
The house hack math a challenging in Loveland, CO. Owner-occupant buyers benefit from the $2,043/mo rents and $503K home values.
You know 80538 now. You don’t know where it ranks.
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How 80538 ranks in Fort Collins, CO
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