Real Estate Investing in Beulah, Colorado (81023)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81023 (Beulah, CO)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 32.8% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 30.3 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Beulah, CO (81023)?
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Market Analysis: 81023 Beulah
The 81023 ZIP in Beulah, CO is a local-operator market. Outside capital chasing a $386K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $386K asset, 81023 is the wrong submarket. If the plan prices in friction, the yield can still work.
Put differently, 81023 offers a low basis, the region around Beulah has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 81023 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.
Experienced landlords with local relationships tend to find 81023 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Beulah:
Property Strategy for 81023
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $274,179 | $1,180 | 3.1% | +3.9% | $137,089 |
| 3BR | $425,983 | $1,490 | 2.5% | +4.7% | $141,994 |
Market Trends
Home Value History (with trend line)
📊 How Does 81023 Compare?
| Metric | 81023 | Beulah | Pueblo, CO | Colorado |
|---|---|---|---|---|
| Home Value | $386,043 | $386,043 | N/A | $535,778 |
| 5-Year CAGR | 2.4% | 2.4% | N/A | 4.9% |
| Avg Rent | $1,062 | $1,062 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
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 81023 (Beulah, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $386,043 |
| Monthly Rent | $1,062 |
| Price-to-Rent | 30.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.2% |
| 5-Year IRR | 4.6% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +0.3% ▲ |
| 5-Year CAGR | +2.4% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 (2.2%). 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 81023
Population: 1,568
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 81023
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
Where do home prices stand in Beulah, CO?
Expect median prices around $386K in Beulah, CO. The market has run at a 0.0% 5-year CAGR, so entry costs have been predictable.
How strong are rents in Beulah, CO?
Rent in Beulah, CO is around $1,062/mo. The resulting rent-to-value relationship with $386K pricing is reasonable for most investor models.
How qualified is the tenant pool in Beulah, CO?
Working renters make up the core of the Beulah, CO tenant base. The pool is reasonable for investors targeting long-term holds.
What kind of vacancy should I budget for in Beulah, CO?
Rental vacancy in Beulah, CO is elevated. Investors should budget normal turnover but not chronic empty units.
Is rental property easy to operate in Beulah, CO?
CO ranks as a landlord-friendly state for landlord-tenant law. Beulah generally follows the statewide framework, so landlords face reasonable operating rules.
You know 81023 now. You don’t know where it ranks.
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How 81023 ranks in Pueblo, CO
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