Real Estate Investing in Hugo, Colorado (80821)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80821 (Hugo, CO)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 15.3% 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 Hugo, CO (80821)?
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Market Analysis: 80821 Hugo
ZIP 80821 in Hugo, CO carries a solid set of headwinds. Home values near $245K and rents of $936/mo sit inside a market where underwriting has to be tight.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $245K asset, 80821 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within CO, ZIP 80821 trails on several market indicators that neighboring Lincoln County submarkets outperform. The gap is real and durable enough to shape underwriting.
Employment concentration in 80821 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 80821 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 Hugo:
Market Trends
Home Value History (with trend line)
📊 How Does 80821 Compare?
| Metric | 80821 | Hugo | Colorado |
|---|---|---|---|
| Home Value | $244,924 | $244,924 | $535,778 |
| 5-Year CAGR | 2.1% | 2.1% | 4.9% |
| Avg Rent | $936 | $936 | - |
| Cap Rate | 3.0% | 3.0% | - |
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 80821 (Hugo, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $244,924 |
| Monthly Rent | $936 |
| Price-to-Rent | 21.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 5.1% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +2.1% ▲ |
| 10-Year CAGR | +8.6% ▲ |
🏠 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 (3.0%). 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 80821
Population: 1,250
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 80821
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 Hugo, CO?
For Hugo, 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 Hugo, CO?
Vacancy risk in Hugo, CO is elevated. That supports measured cash flow for typical rental holds.
Is it easy to find good tenants in Hugo, CO?
Tenant demand in Hugo, CO is solid. The local workforce $936/mo rents across most rental classes.
How viable is house hacking in Hugo, CO?
House hacking in Hugo, CO is a challenging. With home values around $245K and rents at $936/mo, owner-occupants can offset a meaningful share of PITI.
What do landlords charge for rent in Hugo, CO?
Expect rents around $936/mo per month in Hugo, CO. With home values at $245K, the yield math works out to reasonable levels for rental investors.
You know 80821 now. You don’t know where it ranks.
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