Real Estate Investing in Limon, Colorado (80828)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80828 (Limon, CO)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 16.5% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Limon, CO (80828)?
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Market Analysis: 80828 Limon
Turning to rents, ZIP 80828 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $285K median. It rewards specialists, not generalists.
For an experienced owner, 80828 can be a worth a close look for hunting ground — but the discount at $285K reflects genuine risk that outside investors often underestimate.
The gap between 80828 and stronger Limon ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A durable renter share of 29% in 80828 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Limon:
Property Strategy for 80828
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $185,587 | $1,930 | 7.5% | +4.9% | $92,793 |
| 3BR | $285,432 | $2,520 | 6.4% | +6.5% | $95,144 |
Market Trends
Home Value History (with trend line)
📊 How Does 80828 Compare?
| Metric | 80828 | Limon | Denver-Aurora-Lakewood, CO | Colorado |
|---|---|---|---|---|
| Home Value | $285,433 | $142,716 | N/A | $535,778 |
| 5-Year CAGR | 2.3% | 2.3% | N/A | 4.9% |
| Avg Rent | $1,737 | $1,737 | N/A | - |
| Cap Rate | 4.8% | 4.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 80828 (Limon, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $285,433 |
| Monthly Rent | $1,737 |
| Price-to-Rent | 13.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.3% |
| Cap Rate | 4.8% |
| 5-Year IRR | 7.1% |
📈 Home Appreciation
| 1-Year | +4.0% ▲ |
| 3-Year CAGR | +1.4% ▲ |
| 5-Year CAGR | +2.3% ▲ |
| 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 (4.8%). 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 80828
Population: 2,434
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 80828
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 rentals go for in Limon, CO?
Average rent in Limon, CO is approximately $1,737/mo per month. Against $285K home values that yields a reasonable rent-to-price ratio.
How do landlord-tenant laws work in Limon, CO?
CO law landlord-friendly for landlords, and Limon inherits those rules. Investors should still review local ordinances for rental licensing.
Is Limon, CO a smart market for rental property?
With a 3.0/5 investability score, Limon, CO ranks as a solid market for rental property investors. Median prices of $285K and rents of $1,737/mo drive the underlying numbers.
What real estate strategy is ideal for Limon, CO?
For Limon, CO, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How tight is the rental market in Limon, CO?
Vacancy risk in Limon, CO is elevated. That supports reliable cash flow for typical rental holds.
You know 80828 now. You don’t know where it ranks.
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How 80828 ranks in Denver-Aurora-Lakewood, CO
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