Real Estate Investing in Lyons, Colorado (80540)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80540 (Lyons, 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: 21.4% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 44.1 — hard to cash-flow at these prices.
What’s happening in Lyons, CO (80540)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80540 Lyons
The 80540 ZIP covers a section of Lyons that demands careful diligence. Prices near $754K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 80540 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader CO picture, 80540 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 80540 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 80540 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Lyons:
Property Strategy for 80540
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $400,506 | $1,960 | 3.5% | +2.9% | $400,506 |
| 2BR | $571,006 | $2,290 | 2.9% | +4.3% | $285,503 |
| 3BR | $801,805 | $3,070 | 2.8% | +5.1% | $267,268 |
| 4BR | $993,300 | $3,450 | 2.5% | +6.1% | $248,325 |
| 5BR | $1,069,008 | — | — | +5.6% | $213,802 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80540 Compare?
| Metric | 80540 | Lyons | Boulder, CO | Colorado |
|---|---|---|---|---|
| Home Value | $754,390 | $754,390 | N/A | $535,778 |
| 5-Year CAGR | 1.9% | 1.9% | N/A | 4.9% |
| Avg Rent | $1,425 | $1,425 | N/A | - |
| Cap Rate | 1.5% | 1.5% | - | - |
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 80540 (Lyons, CO). Anonymous, moderated, never written by AI.
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Property managers serving Boulder County
Manage rentals here? List your business →All County Boulder provides full-service residential property management in Boulder, Erie, Lafayette, Longmont, Louisville, and Lyons, CO, focusing on maximizing rental property investment returns. summary from their website
Boom Properties offers commercial property management and owners association management services in the Boulder Area. summary from their website
Dean Callan & Company provides property management services. 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 | $754,390 |
| Monthly Rent | $1,425 |
| Price-to-Rent | 44.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.3% |
| Cap Rate | 1.5% |
| 5-Year IRR | 3.4% |
📈 Home Appreciation
| 1-Year | +1.3% ▲ |
| 3-Year CAGR | +0.5% ▲ |
| 5-Year CAGR | +1.9% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 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 (1.5%). 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 80540
Population: 4,620
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 80540
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.
Frequently Asked Questions
How do home values compare in Lyons, CO?
Lyons, CO median home values land near $754K. That is reasonable territory for investors looking at $1,425/mo-per-month rentals.
Do landlords face vacancy issues in Lyons, CO?
Lyons, CO sees elevated vacancy, which is reasonable relative to the broader CO rental market.
Is the tenant base reliable in Lyons, CO?
Lyons, CO draws a steady base of working renters. Demand at the $1,425/mo rent level is reasonable for standard single-family and small multi rentals.
Can owner-occupants cash flow in Lyons, CO?
For house hackers, Lyons, CO is a challenging. The $1,425/mo rent on a unit helps defray the mortgage on a $754K property.
Is rental property easy to operate in Lyons, CO?
For rental operators, Lyons, CO rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
You know 80540 now. You don’t know where it ranks.
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How 80540 ranks in Boulder, CO
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