Real Estate Investing in Roggen, Colorado (80652)
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Should you buy in 80652 (Roggen, CO)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 26.9% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 39.2 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Roggen, CO (80652)?
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Market Analysis: 80652 Roggen
The 80652 ZIP covers a section of Roggen that demands careful diligence. Prices near $630K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 80652 can be a an appealing option for hunting ground — but the discount at $630K reflects genuine risk that outside investors often underestimate.
Put differently, 80652 offers a low basis, the region around Roggen has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 80652 includes headwinds that any investor should price in. Income distribution skews lower than Roggen averages, and tenant stability requires active management.
Distressed ZIPs reward experience. resilient returns are possible in 80652, 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 Roggen:
Market Trends
Home Value History (with trend line)
📊 How Does 80652 Compare?
| Metric | 80652 | Roggen | Greeley, CO | Colorado |
|---|---|---|---|---|
| Home Value | $630,305 | $630,305 | N/A | $535,778 |
| 5-Year CAGR | 2.3% | 2.3% | N/A | 4.9% |
| Avg Rent | $1,341 | $1,341 | N/A | - |
| Cap Rate | 1.7% | 1.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 80652 (Roggen, 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 | $630,305 |
| Monthly Rent | $1,341 |
| Price-to-Rent | 39.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.6% |
| Cap Rate | 1.7% |
| 5-Year IRR | 4.0% |
📈 Home Appreciation
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +2.3% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (1.7%). 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 80652
Population: 492
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
Frequently Asked Questions
Is housing expensive in Roggen, CO?
Roggen, CO median home values land near $630K. That is reasonable territory for investors looking at $1,341/mo-per-month rentals.
Is vacancy a concern in Roggen, CO?
Rental vacancy in Roggen, CO is elevated. Investors should budget normal turnover but not chronic empty units.
Is the tenant base reliable in Roggen, CO?
Tenant demand in Roggen, CO is solid. The local workforce $1,341/mo rents across most rental classes.
Is Roggen, CO suited for a house hack?
For house hackers, Roggen, CO is a challenging. The $1,341/mo rent on a unit helps defray the mortgage on a $630K property.
What real estate strategy is ideal for Roggen, CO?
For Roggen, CO, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 80652 now. You don’t know where it ranks.
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How 80652 ranks in Greeley, CO
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