Real Estate Investing in Fleming, Colorado (80728)
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Should you buy in 80728 (Fleming, 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.
- High price-to-rent: Price-to-rent ratio 26.6 — 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 Fleming, CO (80728)?
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Market Analysis: 80728 Fleming
Investors eyeing 80728 need to respect the fundamentals at play. Home values of $278K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $278K asset, 80728 is the wrong submarket. If the plan prices in friction, the yield can still work.
ZIP 80728's metrics run below Logan County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Stepping back, 975 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The right play in 80728 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 Fleming:
Market Trends
Home Value History (with trend line)
📊 How Does 80728 Compare?
| Metric | 80728 | Fleming | Sterling, CO | Colorado |
|---|---|---|---|---|
| Home Value | $278,320 | $278,320 | N/A | $535,778 |
| 5-Year CAGR | 6.4% | 6.4% | N/A | 4.9% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 80728 (Fleming, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $278,320 |
| Monthly Rent | $873 |
| Price-to-Rent | 26.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +6.3% ▲ |
| 3-Year CAGR | +4.4% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +8.4% ▲ |
🏠 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 80728
Population: 975
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 80728
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
How strong is Fleming, CO for real estate investors?
Fleming, CO scores 3.0/5 for investability. Home values sit at $278K and rents near $873/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How strong is the working-renter base in Fleming, CO?
The renter base in Fleming, CO is reasonable for the $873/mo price point. Screening well and pricing to market typically yields measured tenants.
What are rental rates like in Fleming, CO?
Average rent in Fleming, CO is approximately $873/mo per month. Against $278K home values that yields a reasonable rent-to-price ratio.
How should investors approach Fleming, CO?
Most investors in Fleming, CO run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Can owner-occupants cash flow in Fleming, CO?
Fleming, CO is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $278K price point reasonable to enter.
You know 80728 now. You don’t know where it ranks.
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How 80728 ranks in Sterling, CO
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