Real Estate Investing in Wiley, Colorado (81092)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81092 (Wiley, 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.
- Elevated vacancy: 9.5% vacancy may signal weakening demand.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Wiley, CO (81092)?
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Market Analysis: 81092 Wiley
On the rental side, ZIP 81092 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $202K median. It rewards specialists, not generalists.
Stepping back, the numbers look inviting — $202K purchase price, 0.0% nominal cap — the work to hit that pro forma in 81092 is substantial and deserves full respect.
ZIP 81092's metrics run below Prowers County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A sturdy renter share of 23% in 81092 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
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 Wiley:
Market Trends
Home Value History (with trend line)
📊 How Does 81092 Compare?
| Metric | 81092 | Wiley | Colorado |
|---|---|---|---|
| Home Value | $202,282 | $202,282 | $535,778 |
| 5-Year CAGR | 3.2% | 3.2% | 4.9% |
| Avg Rent | $945 | $945 | - |
| Cap Rate | 3.6% | 3.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 81092 (Wiley, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $202,282 |
| Monthly Rent | $945 |
| Price-to-Rent | 17.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +1.3% ▲ |
| 3-Year CAGR | +0.9% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 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 (3.6%). 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 81092
Population: 840
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 81092
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
Should investors consider Wiley, CO?
With a 3.0/5 investability score, Wiley, CO ranks as a solid market for rental property investors. Median prices of $202K and rents of $945/mo drive the underlying numbers.
Is vacancy a concern in Wiley, CO?
Expect elevated vacancy in Wiley, CO. Rents at $945/mo are absorbed by the tenant base without meaningful lag.
What do landlords charge for rent in Wiley, CO?
Rent in Wiley, CO is around $945/mo. The resulting rent-to-value relationship with $202K pricing is reasonable for most investor models.
How do experienced investors play Wiley, CO?
The best-fit strategy in Wiley, CO is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How do landlord-tenant laws work in Wiley, CO?
CO law landlord-friendly for landlords, and Wiley inherits those rules. Investors should still review local ordinances for rental licensing.
You know 81092 now. You don’t know where it ranks.
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