Real Estate Investing in Boone, Colorado (81022)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81022 (Boone, CO)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 12.5% of homes vacant — above national norms.
- Higher unemployment: 8.1% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Boone, CO (81022)?
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Market Analysis: 81022 Boone
ZIP 81022 in Boone, CO carries a solid set of headwinds. Home values near $267K and rents of $1,485/mo sit inside a market where underwriting has to be tight.
Rent of $1,485/mo on a $267K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 81022 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Boone have seen price recovery that 81022 has not matched. Pueblo County data supports the view that the spread is structural rather than temporary.
Demographically, 81022 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategically, 81022 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 Boone:
Property Strategy for 81022
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $172,714 | $1,650 | 6.9% | +7.1% | $86,357 |
| 3BR | $291,150 | $2,100 | 5.2% | +7.1% | $97,050 |
Market Trends
Home Value History (with trend line)
📊 How Does 81022 Compare?
| Metric | 81022 | Boone | Pueblo, CO | Colorado |
|---|---|---|---|---|
| Home Value | $267,006 | $267,006 | N/A | $535,778 |
| 5-Year CAGR | 4.3% | 4.3% | N/A | 4.9% |
| Avg Rent | $1,485 | $1,485 | N/A | - |
| Cap Rate | 4.3% | 4.3% | - | - |
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 81022 (Boone, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $267,006 |
| Monthly Rent | $1,485 |
| Price-to-Rent | 15.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.3% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +5.0% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +9.3% ▲ |
🏠 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 (4.3%). 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 81022
Population: 1,351
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 81022
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 is the typical renter like in Boone, CO?
Boone, CO offers a consistent renter base at the $1,485/mo rent level. Tenant turnover is reasonable for well-managed properties.
How does Boone, CO stack up for property investment?
Yes - Boone, CO a 3.0/5 investability score. With $267K home prices against $1,485/mo monthly rent, the market delivers a reasonable entry point for new investors.
Does Boone, CO favor landlords or tenants?
Rental owners in Boone, CO deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What is the average monthly rent in Boone, CO?
Rent in Boone, CO is around $1,485/mo. The resulting rent-to-value relationship with $267K pricing is reasonable for most investor models.
Is housing expensive in Boone, CO?
Boone, CO home values average about $267K. That price point suits investors targeting rentals with $1,485/mo in monthly income.
You know 81022 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 81022 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 81022 ranks in Pueblo, CO
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