Real Estate Investing in Rocky Ford, Colorado (81067)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81067 (Rocky Ford, 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: 20.9% of homes vacant — above national norms.
- Elevated poverty: 21.6% poverty rate — can affect rent collection.
- Lower household income: $38,917 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Rocky Ford, CO (81067)?
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Market Analysis: 81067 Rocky Ford
ZIP 81067 inside Otero County looks affordable on the surface — median value of $152K — but the discount exists for reasons that a careful buyer should understand before committing.
Turning to rents, the numbers look inviting — $152K purchase price, 0.0% nominal cap — the work to hit that pro forma in 81067 is substantial and deserves full respect.
Nearby ZIPs in Rocky Ford have seen price recovery that 81067 has not matched. Otero County data supports the view that the spread is structural rather than temporary.
Who lives in 81067 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Rocky Ford:
Property Strategy for 81067
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $110,343 | $1,080 | 7.0% | +5.8% | $55,171 |
| 3BR | $172,896 | $1,450 | 6.0% | +6.5% | $57,632 |
| 4BR | $213,375 | $1,810 | 6.1% | +6.5% | $53,344 |
| 5BR | $265,669 | — | — | — | $53,134 |
Market Trends
Home Value History (with trend line)
📊 How Does 81067 Compare?
| Metric | 81067 | Rocky Ford | Colorado |
|---|---|---|---|
| Home Value | $152,184 | $152,184 | $535,778 |
| 5-Year CAGR | 2.3% | 2.3% | 4.9% |
| Avg Rent | $972 | $972 | - |
| Cap Rate | 5.0% | 5.0% | - |
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 81067 (Rocky Ford, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $152,184 |
| Monthly Rent | $972 |
| Price-to-Rent | 13.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.7% |
| Cap Rate | 5.0% |
| 5-Year IRR | 7.3% |
📈 Home Appreciation
| 1-Year | -1.5% ▼ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | +2.3% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 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 (5.0%). 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 81067
Population: 5,590
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 81067
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
What is the typical rental rate in Rocky Ford, CO?
The typical rental in Rocky Ford, CO commands about $972/mo monthly. That rent profile even-keeled cash flow against the $152K purchase basis.
What are home prices like in Rocky Ford, CO?
Median home price in Rocky Ford, CO is near $152K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
How does Rocky Ford, CO stack up for property investment?
Rocky Ford, CO records an investability rating of 3.0/5, with median home values near $152K and average rents around $972/mo. That combination puts it in the sturdy tier for investor interest.
Do rentals sit vacant long in Rocky Ford, CO?
Expect elevated vacancy in Rocky Ford, CO. Rents at $972/mo are absorbed by the tenant base without meaningful lag.
Is Rocky Ford, CO better for rentals, flips, or BRRRR?
For Rocky Ford, CO, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 81067 now. You don’t know where it ranks.
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