Real Estate Investing in Fort Lupton, Colorado (80621)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80621 (Fort Lupton, 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.
- High price-to-rent: Price-to-rent ratio 29.4 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Fort Lupton, CO (80621)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80621 Fort Lupton
The 80621 ZIP in Fort Lupton, CO is a local-operator market. Outside capital chasing a $467K entry has to pair deep knowledge with the discount.
The 80621 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 80621 sits on the difficult end of the CO spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 80621 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 80621 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 Fort Lupton:
Property Strategy for 80621
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $361,896 | $1,470 | 2.9% | +3.9% | $180,948 |
| 3BR | $456,216 | $2,040 | 3.2% | +4.5% | $152,072 |
| 4BR | $502,430 | $2,440 | 3.5% | +4.3% | $125,608 |
| 5BR | $612,122 | — | — | +4.8% | $122,424 |
Market Trends
Home Value History (with trend line)
📊 How Does 80621 Compare?
| Metric | 80621 | Fort Lupton | Greeley, CO | Colorado |
|---|---|---|---|---|
| Home Value | $467,133 | $467,133 | N/A | $535,778 |
| 5-Year CAGR | 2.0% | 2.0% | N/A | 4.9% |
| Avg Rent | $1,323 | $1,323 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
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 80621 (Fort Lupton, 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 | $467,133 |
| Monthly Rent | $1,323 |
| Price-to-Rent | 29.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 4.2% |
📈 Home Appreciation
| 1-Year | -1.3% ▼ |
| 3-Year CAGR | +0.5% ▲ |
| 5-Year CAGR | +2.0% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 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 (2.2%). 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 80621
Population: 14,542
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 80621
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
What is the average monthly rent in Fort Lupton, CO?
Rent in Fort Lupton, CO is around $1,323/mo. The resulting rent-to-value relationship with $467K pricing is reasonable for most investor models.
Is the tenant base reliable in Fort Lupton, CO?
The renter base in Fort Lupton, CO is reasonable for the $1,323/mo price point. Screening well and pricing to market typically yields steady tenants.
Are there empty rentals in Fort Lupton, CO?
Vacancy in Fort Lupton, CO is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,323/mo.
What does house hacking look like in Fort Lupton, CO?
The a challenging house-hack environment in Fort Lupton, CO reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Should investors consider Fort Lupton, CO?
With a 3.0/5 investability score, Fort Lupton, CO ranks as a solid market for rental property investors. Median prices of $467K and rents of $1,323/mo drive the underlying numbers.
You know 80621 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 80621 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 80621 ranks in Greeley, CO
Every ZIP in this metro, ranked. Free.
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