Real Estate Investing in Pierce, Colorado (80650)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80650 (Pierce, 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.
- Elevated poverty: 20.7% poverty rate — can affect rent collection.
- Higher unemployment: 13.3% unemployment — tenant risk signal.
- High price-to-rent: Price-to-rent ratio 26.1 — 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 Pierce, CO (80650)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80650 Pierce
Investors eyeing 80650 need to respect the fundamentals at play. Home values of $468K come alongside slower price movement and elevated management overhead.
The 80650 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within CO, ZIP 80650 trails on several market indicators that neighboring Weld County submarkets outperform. The gap is real and solid enough to shape underwriting.
Resident income in 80650 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 80650 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Pierce:
Property Strategy for 80650
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $350,326 | $1,660 | 3.4% | +4.0% | $175,163 |
| 3BR | $451,163 | $2,310 | 3.7% | +5.3% | $150,388 |
Market Trends
Home Value History (with trend line)
📊 How Does 80650 Compare?
| Metric | 80650 | Pierce | Greeley, CO | Colorado |
|---|---|---|---|---|
| Home Value | $468,287 | $468,287 | N/A | $535,778 |
| 5-Year CAGR | 2.8% | 2.8% | N/A | 4.9% |
| Avg Rent | $1,494 | $1,494 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
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 80650 (Pierce, 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 | $468,287 |
| Monthly Rent | $1,494 |
| Price-to-Rent | 26.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 5.2% |
📈 Home Appreciation
| 1-Year | +0.8% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 (2.5%). 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 80650
Population: 1,992
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 80650
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 renter demographic in Pierce, CO?
The renter base in Pierce, CO is reasonable for the $1,494/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
What kind of market is Pierce, CO for investors?
Pierce, CO rates 3.0/5 for investability. With median values at $468K and rents near $1,494/mo, the market offers reasonable fundamentals for rental investors.
Which real estate strategy fits Pierce, CO?
For Pierce, CO, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What is the typical vacancy rate in Pierce, CO?
Expect elevated vacancy in Pierce, CO. Rents at $1,494/mo are absorbed by the tenant base without meaningful lag.
Are landlord laws favorable in Pierce, CO?
For rental operators, Pierce, CO rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
You know 80650 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 80650 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 80650 ranks in Greeley, CO
Every ZIP in this metro, ranked. Free.
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