Real Estate Investing in Kit Carson, Colorado (80825)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80825 (Kit Carson, 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.
- High vacancy: 33.6% of homes vacant — above national norms.
- 1-year downturn: Values declined 3.8% in the last year.
• 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 Kit Carson, CO (80825)?
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Market Analysis: 80825 Kit Carson
This part of Cheyenne County is not an easy win. The 80825 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 80825 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 80825 and stronger Kit Carson ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Put differently, 299 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
New investors are better served looking at Kit Carson's stable or hybrid ZIPs before stepping into 80825. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Kit Carson:
Market Trends
Home Value History (with trend line)
📊 How Does 80825 Compare?
| Metric | 80825 | Kit Carson | Colorado |
|---|---|---|---|
| Home Value | $172,707 | $172,707 | $535,778 |
| 5-Year CAGR | 7.8% | 7.8% | 4.9% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 3.9% | 3.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 80825 (Kit Carson, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $172,707 |
| Monthly Rent | $873 |
| Price-to-Rent | 16.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 3.9% |
| 5-Year IRR | 11.8% |
📈 Home Appreciation
| 1-Year | -3.8% ▼ |
| 3-Year CAGR | +4.7% ▲ |
| 5-Year CAGR | +7.8% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (3.9%). 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 80825
Population: 299
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 80825
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
How strong is Kit Carson, CO for real estate investors?
Kit Carson, CO scores 3.0/5 for investability. Home values sit at $173K and rents near $873/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the typical rental rate in Kit Carson, CO?
The typical rental in Kit Carson, CO commands about $873/mo monthly. That rent profile even-keeled cash flow against the $173K purchase basis.
Is Kit Carson, CO landlord-friendly?
CO law landlord-friendly for landlords, and Kit Carson inherits those rules. Investors should still review local ordinances for rental licensing.
What is the best play in Kit Carson, CO?
Kit Carson, CO investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($173K prices, $873/mo rents) make it a reasonable choice.
Is vacancy a concern in Kit Carson, CO?
Expect elevated vacancy in Kit Carson, CO. Rents at $873/mo are absorbed by the tenant base without meaningful lag.
You know 80825 now. You don’t know where it ranks.
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