Real Estate Investing in Wiggins, Colorado (80654)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80654 (Wiggins, CO)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Wiggins, CO (80654)?
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Market Analysis: 80654 Wiggins
This part of Morgan County is not an easy win. The 80654 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Meanwhile, the numbers look inviting — $432K purchase price, 0.0% nominal cap — the work to hit that pro forma in 80654 is substantial and deserves full respect.
Regionally, 80654 sits on the difficult end of the CO spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 80654 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 80654 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 Wiggins:
Property Strategy for 80654
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $416,078 | $2,520 | 4.4% | +5.6% | $138,693 |
| 4BR | $497,740 | $2,820 | 4.1% | +5.9% | $124,435 |
Market Trends
Home Value History (with trend line)
📊 How Does 80654 Compare?
| Metric | 80654 | Wiggins | Fort Morgan, CO | Colorado |
|---|---|---|---|---|
| Home Value | $431,536 | $431,536 | N/A | $535,778 |
| 5-Year CAGR | 3.1% | 3.1% | N/A | 4.9% |
| Avg Rent | $1,737 | $1,737 | N/A | - |
| Cap Rate | 3.1% | 3.1% | - | - |
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 80654 (Wiggins, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $431,536 |
| Monthly Rent | $1,737 |
| Price-to-Rent | 20.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +1.7% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +3.1% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 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 (3.1%). 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 80654
Population: 3,216
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 80654
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 do landlords charge for rent in Wiggins, CO?
Expect rents around $1,737/mo per month in Wiggins, CO. With home values at $432K, the yield math works out to reasonable levels for rental investors.
How much should I expect to pay for a home in Wiggins, CO?
Expect median prices around $432K in Wiggins, CO. The market has run at a 0.0% 5-year CAGR, so entry costs have been consistent.
Is real estate in Wiggins, CO a good investment right now?
Wiggins, CO scores 3.0/5 for investability. Home values sit at $432K and rents near $1,737/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What real estate strategy is ideal for Wiggins, CO?
Wiggins, CO investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($432K prices, $1,737/mo rents) make it a reasonable choice.
What is the typical vacancy rate in Wiggins, CO?
Occupancy in Wiggins, CO runs predictable with elevated vacancy. Well-priced units at $1,737/mo lease on reasonable timelines.
You know 80654 now. You don’t know where it ranks.
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How 80654 ranks in Fort Morgan, CO
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