Real Estate Investing in Manitou Springs, Colorado (80829)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80829 (Manitou Springs, 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.
- Elevated vacancy: 10.5% vacancy may signal weakening demand.
- Higher unemployment: 7.9% unemployment — tenant risk signal.
- High price-to-rent: Price-to-rent ratio 34.7 — hard to cash-flow at these prices.
What’s happening in Manitou Springs, CO (80829)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80829 Manitou Springs
ZIP 80829 inside El Paso County looks affordable on the surface — median value of $551K — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 80829 can be a a credible choice for hunting ground — but the discount at $551K reflects genuine risk that outside investors often underestimate.
In the broader CO picture, 80829 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 80829 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 80829 is an operator game, not a passive one. On balance, entry prices of $551K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Manitou Springs:
Property Strategy for 80829
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $324,189 | $1,090 | 2.4% | +3.1% | $324,189 |
| 2BR | $405,325 | $1,290 | 2.3% | +4.8% | $202,663 |
| 3BR | $601,128 | $1,790 | 2.1% | +5.6% | $200,376 |
| 4BR | $663,156 | $2,040 | 2.2% | +5.3% | $165,789 |
| 5BR | $763,780 | — | — | +5.4% | $152,756 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80829 Compare?
| Metric | 80829 | Manitou Springs | Colorado Springs, CO | Colorado |
|---|---|---|---|---|
| Home Value | $551,225 | $551,225 | N/A | $535,778 |
| 5-Year CAGR | 2.5% | 2.5% | N/A | 4.9% |
| Avg Rent | $1,325 | $1,325 | N/A | - |
| Cap Rate | 1.9% | 1.9% | - | - |
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 80829 (Manitou Springs, CO). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 80829 (Manitou Springs, CO)?
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Property managers serving El Paso County
Manage rentals here? List your business →All County Colorado Springs is a full-service residential property management company serving Colorado Springs, Fountain, Fort Carson, Falcon, Peyton, & Security-Widefield. summary from their website
Cornerstone Real Estate Team offers property management services in Colorado Springs, providing resources for owners, investors, and tenants. summary from their website
RowCal provides HOA and community association management services, including financials, maintenance, construction, and rentals. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $551,225 |
| Monthly Rent | $1,325 |
| Price-to-Rent | 34.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 4.4% |
📈 Home Appreciation
| 1-Year | +2.7% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 Rent Trends
| 1-Year | -1.1% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.9%). 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 80829
Population: 5,574
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 80829
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,020 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is CO a landlord-friendly state?
CO law landlord-friendly for landlords, and Manitou Springs inherits those rules. Investors should still review local ordinances for rental licensing.
How does Manitou Springs, CO rate as a rental market?
Our data puts Manitou Springs, CO at 2.0/5 for investability. Home prices of $551K and rents around $1,325/mo create a solid backdrop for investor activity.
What is the typical home price in Manitou Springs, CO?
The median home value in Manitou Springs, CO is roughly $551K. That puts it reasonable relative to the CO statewide average.
What are rental rates like in Manitou Springs, CO?
Manitou Springs, CO rentals go for roughly $1,325/mo a month. That puts gross yield in solid territory relative to $551K acquisition costs.
How strong is tenant demand in Manitou Springs, CO?
Expect a solid tenant pool in Manitou Springs, CO. The rental market absorbs $1,325/mo rents without meaningful friction.
You know 80829 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 80829 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 80829 ranks in Colorado Springs, CO
Every ZIP in this metro, ranked. Free.
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