Real Estate Investing in Greeley, Colorado (80631)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80631 (Greeley, 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.
What’s happening in Greeley, CO (80631)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80631 Greeley
This part of Weld County is not an easy win. The 80631 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 80631 can be a a viable market for hunting ground — but the discount at $368K reflects genuine risk that outside investors often underestimate.
The gap between 80631 and stronger Greeley ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 80631 ZIP's population of 53,920 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
New investors are better served looking at Greeley's stable or hybrid ZIPs before stepping into 80631. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Greeley:
Property Strategy for 80631
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $250,116 | $1,090 | 3.1% | +3.0% | $250,116 |
| 2BR | $306,625 | $1,380 | 3.2% | +4.0% | $153,312 |
| 3BR | $358,985 | $1,930 | 3.9% | +4.5% | $119,662 |
| 4BR | $389,424 | $2,290 | 4.2% | +4.4% | $97,356 |
| 5BR | $431,158 | — | — | +4.2% | $86,232 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80631 Compare?
| Metric | 80631 | Greeley | Greeley, CO | Colorado |
|---|---|---|---|---|
| Home Value | $367,773 | $162,908 | N/A | $535,778 |
| 5-Year CAGR | 2.1% | 2.0% | N/A | 4.9% |
| Avg Rent | $1,353 | $1,475 | N/A | - |
| Cap Rate | 2.9% | 2.8% | - | - |
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 80631 (Greeley, 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 | $367,773 |
| Monthly Rent | $1,353 |
| Price-to-Rent | 22.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.9% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | +0.5% ▲ |
| 3-Year CAGR | +0.4% ▲ |
| 5-Year CAGR | +2.1% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 Rent Trends
| 1-Year | +3.7% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +4.7% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.9%). 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 80631
Population: 53,920
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 80631
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 3,427 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How qualified is the tenant pool in Greeley, CO?
Greeley, CO draws a consistent base of working renters. Demand at the $1,353/mo rent level is reasonable for standard single-family and small multi rentals.
Is Greeley, CO landlord-friendly?
The landlord environment in Greeley, CO is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What is the median home value in Greeley, CO?
Greeley, CO home values average about $368K. That price point suits investors targeting rentals with $1,353/mo in monthly income.
What is the rental occupancy rate in Greeley, CO?
Expect elevated vacancy in Greeley, CO. Rents at $1,353/mo are absorbed by the tenant base without meaningful lag.
Does a duplex house hack pencil in Greeley, CO?
House hacking works a challenging in Greeley, CO. Rents of $1,353/mo against $368K acquisition make the strategy solid for owner-occupants.
You know 80631 now. You don’t know where it ranks.
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How 80631 ranks in Greeley, CO
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