Real Estate Investing in La Salle, Colorado (80645)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80645 (La Salle, 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 29.8 — 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 La Salle, CO (80645)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80645 La Salle
ZIP 80645 in La Salle, CO carries a sturdy set of headwinds. Home values near $457K and rents of $1,278/mo sit inside a market where underwriting has to be tight.
Rent of $1,278/mo on a $457K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 80645 sits below the stated 0.0% once reality is priced in.
Within CO, ZIP 80645 trails on several market indicators that neighboring Weld County submarkets outperform. The gap is real and healthy enough to shape underwriting.
A substantial renter share of 16% in 80645 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. healthy returns are possible in 80645, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in La Salle:
Property Strategy for 80645
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $360,178 | $1,420 | 2.8% | +4.1% | $180,089 |
| 3BR | $452,549 | $1,970 | 3.1% | +4.7% | $150,850 |
| 4BR | $463,659 | $2,350 | 3.6% | +4.6% | $115,915 |
| 5BR | $623,586 | — | — | +4.9% | $124,717 |
Market Trends
Home Value History (with trend line)
📊 How Does 80645 Compare?
| Metric | 80645 | La Salle | Greeley, CO | Colorado |
|---|---|---|---|---|
| Home Value | $457,247 | $457,247 | N/A | $535,778 |
| 5-Year CAGR | 2.2% | 2.2% | N/A | 4.9% |
| Avg Rent | $1,278 | $1,278 | 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 80645 (La Salle, 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 | $457,247 |
| Monthly Rent | $1,278 |
| Price-to-Rent | 29.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 4.3% |
📈 Home Appreciation
| 1-Year | -0.4% ▼ |
| 3-Year CAGR | +0.5% ▲ |
| 5-Year CAGR | +2.2% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 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 80645
Population: 4,970
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 80645
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 La Salle, CO?
The tenant pool in La Salle, CO is solid, supported by local employment and population fundamentals. Rents of $1,278/mo are well-absorbed by the market.
How does La Salle, CO rate as a rental market?
La Salle, CO rates 3.0/5 for investability. With median values at $457K and rents near $1,278/mo, the market offers reasonable fundamentals for rental investors.
How expensive is real estate in La Salle, CO?
Median home price in La Salle, CO is near $457K, with a 5-year CAGR of 0.0%. Prices have been steady and supportive of buy-and-hold strategies.
What is it like being a landlord in La Salle, CO?
CO ranks as a landlord-friendly state for landlord-tenant law. La Salle generally follows the statewide framework, so landlords face reasonable operating rules.
How tight is the rental market in La Salle, CO?
Vacancy risk in La Salle, CO is elevated. That supports stable cash flow for typical rental holds.
You know 80645 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 80645 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 80645 ranks in Greeley, CO
Every ZIP in this metro, ranked. Free.
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