Real Estate Investing in Guffey, Colorado (80820)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80820 (Guffey, 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: 55.8% of homes vacant — above national norms.
- Higher unemployment: 9.0% unemployment — tenant risk signal.
• 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 Guffey, CO (80820)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80820 Guffey
Investors eyeing 80820 need to respect the fundamentals at play. Home values of $497K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $497K asset, 80820 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within CO, ZIP 80820 trails on several market indicators that neighboring Park County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
Who lives in 80820 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 80820 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Guffey:
Property Strategy for 80820
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $466,252 | $2,040 | 3.2% | +6.8% | $233,126 |
| 3BR | $633,265 | $2,670 | 3.0% | +6.4% | $211,088 |
Market Trends
Home Value History (with trend line)
📊 How Does 80820 Compare?
| Metric | 80820 | Guffey | Denver-Aurora-Lakewood, CO | Colorado |
|---|---|---|---|---|
| Home Value | $497,270 | $497,270 | N/A | $535,778 |
| 5-Year CAGR | 1.9% | 1.9% | N/A | 4.9% |
| Avg Rent | $1,836 | $1,836 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
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 80820 (Guffey, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $497,270 |
| Monthly Rent | $1,836 |
| Price-to-Rent | 22.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.9% |
| 5-Year IRR | 4.8% |
📈 Home Appreciation
| 1-Year | -1.5% ▼ |
| 3-Year CAGR | -1.1% ▼ |
| 5-Year CAGR | +1.9% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 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 (2.9%). 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 80820
Population: 537
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 80820
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 real estate strategy is ideal for Guffey, CO?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Guffey, CO. The numbers - $497K homes against $1,836/mo rents - support that play.
How deep is the rental pool in Guffey, CO?
Working renters make up the core of the Guffey, CO tenant base. The pool is reasonable for investors targeting long-term holds.
Are there empty rentals in Guffey, CO?
Vacancy risk in Guffey, CO is elevated. That supports reliable cash flow for typical rental holds.
Is Guffey, CO a friendly market for rental owners?
Rental owners in Guffey, CO deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
How much rent can I charge in Guffey, CO?
Rental rates in Guffey, CO average $1,836/mo. Tenant demand and $497K home values make the yield look reasonable by investor standards.
You know 80820 now. You don’t know where it ranks.
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How 80820 ranks in Denver-Aurora-Lakewood, CO
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