Real Estate Investing in Bayfield, Colorado (81122)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81122 (Bayfield, CO)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 19.1% of homes vacant — above national norms.
What’s happening in Bayfield, CO (81122)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 81122 Bayfield
The 81122 ZIP in Bayfield, CO is a local-operator market. Outside capital chasing a $522K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $522K asset, 81122 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 81122 and stronger Bayfield ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Meanwhile, 8,921 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategy in 81122 is an operator game, not a passive one. Meanwhile, entry prices of $522K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Bayfield:
Property Strategy for 81122
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $357,813 | $1,280 | 2.6% | +7.3% | $357,813 |
| 2BR | $440,508 | $1,680 | 2.7% | +7.4% | $220,254 |
| 3BR | $537,175 | $2,050 | 2.7% | +7.9% | $179,058 |
| 4BR | $645,306 | $2,380 | 2.7% | +7.9% | $161,327 |
| 5BR | $867,097 | — | — | +7.1% | $173,419 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 81122 Compare?
| Metric | 81122 | Bayfield | Durango, CO | Colorado |
|---|---|---|---|---|
| Home Value | $522,324 | $522,324 | N/A | $535,778 |
| 5-Year CAGR | 5.9% | 5.9% | N/A | 4.9% |
| Avg Rent | $2,286 | $2,286 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
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 81122 (Bayfield, CO). Anonymous, moderated, never written by AI.
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Property managers serving La Plata County
Manage rentals here? List your business →AREM HOA & Property Management, LLC provides HOA management and property management services. summary from their website
Colorado Lifestyle Property Management offers property management services. summary from their website
Durango Property Management offers property management services in Durango. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $522,324 |
| Monthly Rent | $2,286 |
| Price-to-Rent | 19.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.4% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 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 (3.4%). 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 81122
Population: 8,921
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 81122
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
Does Bayfield, CO make sense for an investment property?
The 3.0/5 investability rating in Bayfield, CO reflects its $522K prices and $2,286/mo rents. Investors generally consider it a solid option within CO.
How much do tenants pay in Bayfield, CO?
Expect rents around $2,286/mo per month in Bayfield, CO. With home values at $522K, the yield math works out to reasonable levels for rental investors.
What is the typical vacancy rate in Bayfield, CO?
Bayfield, CO vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Where do home prices stand in Bayfield, CO?
Bayfield, CO median home values land near $522K. That is reasonable territory for investors looking at $2,286/mo-per-month rentals.
Are renters plentiful in Bayfield, CO?
Working renters make up the core of the Bayfield, CO tenant base. The pool is reasonable for investors targeting long-term holds.
You know 81122 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 81122 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 81122 ranks in Durango, CO
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