Real Estate Investing in Carr, Colorado (80612)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80612 (Carr, 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: 18.8% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 35.1 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Carr, CO (80612)?
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Market Analysis: 80612 Carr
The 80612 ZIP in Carr, CO is a local-operator market. Outside capital chasing a $653K entry has to pair deep knowledge with the discount.
The investment case in 80612 is robust only for operators who understand what they are buying. A $653K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader CO picture, 80612 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 80612 ZIP's population of 435 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
The 80612 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 Carr:
Market Trends
Home Value History (with trend line)
📊 How Does 80612 Compare?
| Metric | 80612 | Carr | Greeley, CO | Colorado |
|---|---|---|---|---|
| Home Value | $652,833 | $652,833 | N/A | $535,778 |
| 5-Year CAGR | 2.4% | 2.4% | N/A | 4.9% |
| Avg Rent | $1,548 | $1,548 | N/A | - |
| Cap Rate | 1.9% | 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 80612 (Carr, 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 | $652,833 |
| Monthly Rent | $1,548 |
| Price-to-Rent | 35.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 4.2% |
📈 Home Appreciation
| 1-Year | +1.6% ▲ |
| 3-Year CAGR | +1.6% ▲ |
| 5-Year CAGR | +2.4% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 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 (1.9%). 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 80612
Population: 435
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
🎓 Nearby Colleges & Universities
Investor Insight: With 1,042 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is Carr, CO for real estate investors?
Carr, CO rates 2.0/5 for investability. With median values at $653K and rents near $1,548/mo, the market offers reasonable fundamentals for rental investors.
How strong are rents in Carr, CO?
The typical rental in Carr, CO commands about $1,548/mo monthly. That rent profile predictable cash flow against the $653K purchase basis.
How do home values compare in Carr, CO?
In Carr, CO the median home value sits at $653K. Against the broader CO market, that reads as reasonable for most investors.
Can I house hack in Carr, CO?
Carr, CO is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $653K price point reasonable to enter.
How high is vacancy risk in Carr, CO?
Vacancy risk in Carr, CO is elevated. That supports even-keeled cash flow for typical rental holds.
You know 80612 now. You don’t know where it ranks.
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