Real Estate Investing in Greeley, Colorado (80634)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80634 (Greeley, CO)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
No major risk flags on the data we track.
What’s happening in Greeley, CO (80634)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80634 Greeley
The 80634 ZIP in Greeley, CO is a local-operator market. Outside capital chasing a $447K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $447K asset, 80634 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 80634 among CO's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 80634 includes headwinds that any investor should price in. Income distribution skews lower than Greeley averages, and tenant stability requires active management.
The right play in 80634 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Greeley:
Property Strategy for 80634
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $338,136 | $1,680 | 3.6% | +2.4% | $169,068 |
| 3BR | $423,054 | $2,340 | 4.0% | +4.5% | $141,018 |
| 4BR | $467,369 | $2,780 | 4.3% | +4.4% | $116,842 |
| 5BR | $518,683 | — | — | +4.3% | $103,737 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80634 Compare?
| Metric | 80634 | Greeley | Greeley, CO | Colorado |
|---|---|---|---|---|
| Home Value | $446,768 | $162,908 | N/A | $535,778 |
| 5-Year CAGR | 1.9% | 2.0% | N/A | 4.9% |
| Avg Rent | $1,597 | $1,475 | N/A | - |
| Cap Rate | 2.8% | 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 80634 (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 | $446,768 |
| Monthly Rent | $1,597 |
| Price-to-Rent | 23.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | +0.1% ▲ |
| 3-Year CAGR | -0.1% ▼ |
| 5-Year CAGR | +1.9% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 Rent Trends
| 1-Year | -4.3% ▼ |
| 3-Year CAGR | -0.2% ▼ |
| 5-Year CAGR | +2.1% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.8%). 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 80634
Population: 63,553
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 80634
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
Is Greeley, CO better for rentals, flips, or BRRRR?
A careful cash-flow rentals with hands-on management strategy Greeley, CO best. The market produces reliable results for that approach at the $447K price point.
How quickly do rentals get leased in Greeley, CO?
Greeley, CO vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How does Greeley, CO stack up for property investment?
Greeley, CO rates 2.0/5 for investability. With median values at $447K and rents near $1,597/mo, the market offers reasonable fundamentals for rental investors.
Are eviction rules reasonable in Greeley, CO?
The landlord environment in Greeley, CO is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
How expensive is real estate in Greeley, CO?
Typical homes in Greeley, CO go for around $447K. The 5-year CAGR of 0.0% consistent price movement.
You know 80634 now. You don’t know where it ranks.
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How 80634 ranks in Greeley, CO
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