Real Estate Investing in Lamar, Colorado (81052)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81052 (Lamar, 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: 18.0% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Lamar, CO (81052)?
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Market Analysis: 81052 Lamar
This part of Prowers County is not an easy win. The 81052 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 81052 is impressive only for operators who understand what they are buying. A $182K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Lamar have seen price recovery that 81052 has not matched. Prowers County data supports the view that the spread is structural rather than temporary.
Employment concentration in 81052 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 81052 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Lamar:
Property Strategy for 81052
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $150,919 | $1,000 | 4.8% | +11.1% | $75,460 |
| 3BR | $213,358 | $1,280 | 4.3% | +9.1% | $71,119 |
Market Trends
Home Value History (with trend line)
📊 How Does 81052 Compare?
| Metric | 81052 | Lamar | Colorado |
|---|---|---|---|
| Home Value | $182,304 | $182,304 | $535,778 |
| 5-Year CAGR | 4.5% | 4.5% | 4.9% |
| Avg Rent | $900 | $900 | - |
| Cap Rate | 3.9% | 3.9% | - |
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 81052 (Lamar, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $182,304 |
| Monthly Rent | $900 |
| Price-to-Rent | 16.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.9% |
| 5-Year IRR | 8.4% |
📈 Home Appreciation
| 1-Year | -0.3% ▼ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 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 81052
Population: 9,010
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 81052
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
Frequently Asked Questions
How much does a house cost in Lamar, CO?
In Lamar, CO the median home value sits at $182K. Against the broader CO market, that reads as reasonable for most investors.
Are tenants stable in Lamar, CO?
Lamar, CO draws a predictable base of working renters. Demand at the $900/mo rent level is reasonable for standard single-family and small multi rentals.
How viable is house hacking in Lamar, CO?
House hacking in Lamar, CO is a challenging. With home values around $182K and rents at $900/mo, owner-occupants can offset a meaningful share of PITI.
Is Lamar, CO a friendly market for rental owners?
Lamar, CO falls under CO landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How tight is the rental market in Lamar, CO?
Vacancy risk in Lamar, CO is elevated. That supports steady cash flow for typical rental holds.
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