Real Estate Investing in Hillrose, Colorado (80733)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80733 (Hillrose, 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.
• 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 Hillrose, CO (80733)?
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Market Analysis: 80733 Hillrose
The 80733 ZIP covers a section of Hillrose that demands careful diligence. Prices near $289K look accessible, but the work to make a deal cash flow is real.
Rent of $1,035/mo on a $289K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 80733 sits below the stated 0.0% once reality is priced in.
In the broader CO picture, 80733 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Demographically, 80733 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Distressed ZIPs reward experience. durable returns are possible in 80733, 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 Hillrose:
Market Trends
Home Value History (with trend line)
📊 How Does 80733 Compare?
| Metric | 80733 | Hillrose | Fort Morgan, CO | Colorado |
|---|---|---|---|---|
| Home Value | $288,647 | $288,647 | N/A | $535,778 |
| 5-Year CAGR | 3.6% | 3.6% | N/A | 4.9% |
| Avg Rent | $1,035 | $1,035 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 80733 (Hillrose, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $288,647 |
| Monthly Rent | $1,035 |
| Price-to-Rent | 23.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +3.6% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 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 (2.8%). 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 80733
Population: 545
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
How much does a house cost in Hillrose, CO?
Homes in Hillrose, CO typically sell near $289K. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
Is the tenant base reliable in Hillrose, CO?
Tenant demand in Hillrose, CO is solid. The local workforce $1,035/mo rents across most rental classes.
Can I house hack in Hillrose, CO?
Hillrose, CO offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,035/mo rent level.
Is CO a landlord-friendly state?
The landlord environment in Hillrose, CO is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What kind of vacancy should I budget for in Hillrose, CO?
Occupancy in Hillrose, CO runs reliable with elevated vacancy. Well-priced units at $1,035/mo lease on reasonable timelines.
You know 80733 now. You don’t know where it ranks.
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How 80733 ranks in Fort Morgan, CO
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