Real Estate Investing in Colorado Springs, Colorado (80909)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80909 (Colorado Springs, CO)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Flat appreciation: Values have barely moved over 5 years (1.2% CAGR).
- High price-to-rent: Price-to-rent ratio 25.3 — hard to cash-flow at these prices.
What’s happening in Colorado Springs, CO (80909)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80909 Colorado Springs
ZIP 80909 inside El Paso County looks affordable on the surface — median value of $368K — but the discount exists for reasons that a careful buyer should understand before committing.
On balance, the numbers look inviting — $368K purchase price, 0.0% nominal cap — the work to hit that pro forma in 80909 is substantial and deserves full respect.
ZIP 80909's metrics run below El Paso County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A durable renter share of 46% in 80909 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. notable returns are possible in 80909, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Colorado Springs:
Property Strategy for 80909
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $234,339 | $1,270 | 3.9% | +4.2% | $234,339 |
| 2BR | $293,026 | $1,500 | 3.7% | +5.4% | $146,513 |
| 3BR | $352,811 | $2,090 | 4.3% | +4.4% | $117,604 |
| 4BR | $400,444 | $2,370 | 4.3% | +4.0% | $100,111 |
| 5BR | $431,616 | — | — | +4.2% | $86,323 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80909 Compare?
| Metric | 80909 | Colorado Springs | Colorado Springs, CO | Colorado |
|---|---|---|---|---|
| Home Value | $367,532 | $247,977 | N/A | $535,778 |
| 5-Year CAGR | 1.2% | 1.7% | N/A | 4.9% |
| Avg Rent | $1,211 | $1,782 | N/A | - |
| Cap Rate | 2.6% | 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 80909 (Colorado Springs, CO). Anonymous, moderated, never written by AI.
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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 | $367,532 |
| Monthly Rent | $1,211 |
| Price-to-Rent | 25.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 3.7% |
📈 Home Appreciation
| 1-Year | +1.3% ▲ |
| 3-Year CAGR | -0.5% ▼ |
| 5-Year CAGR | +1.2% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 Rent Trends
| 1-Year | -3.2% ▼ |
| 3-Year CAGR | -1.2% ▼ |
| 5-Year CAGR | +0.8% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). 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 80909
Population: 36,171
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 80909
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
Do landlords face vacancy issues in Colorado Springs, CO?
Expect elevated vacancy in Colorado Springs, CO. Rents at $1,211/mo are absorbed by the tenant base without meaningful lag.
What is the best play in Colorado Springs, CO?
For Colorado Springs, CO, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Where do rents currently stand in Colorado Springs, CO?
The typical rental in Colorado Springs, CO commands about $1,211/mo monthly. That rent profile reliable cash flow against the $368K purchase basis.
Is house hacking profitable in Colorado Springs, CO?
House hacking in Colorado Springs, CO is reasonable to execute. Prices around $368K and rents of $1,211/mo solid owner-occupant economics.
How does Colorado Springs, CO stack up for property investment?
Colorado Springs, CO sits at an investability rating of 2.0/5, with median home values near $368K and average rents around $1,211/mo. That combination puts it in the healthy tier for investor interest.
You know 80909 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 80909 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 80909 ranks in Colorado Springs, CO
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