Real Estate Investing in San Luis, Colorado (81152)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81152 (San Luis, CO)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 38.4% of homes vacant — above national norms.
- Declining values: -3.9% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 4.7% in the last year.
- Lower household income: $29,625 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 San Luis, CO (81152)?
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Market Analysis: 81152 San Luis
This part of Costilla County is not an easy win. The 81152 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 81152 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within CO, ZIP 81152 trails on several market indicators that neighboring Costilla County submarkets outperform. The gap is real and healthy enough to shape underwriting.
The 81152 ZIP's population of 1,203 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
Distressed ZIPs reward experience. sturdy returns are possible in 81152, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in San Luis:
Property Strategy for 81152
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $126,189 | $970 | 5.5% | -0.3% | $63,094 |
| 3BR | $165,562 | $1,350 | 5.9% | +0.7% | $55,187 |
Market Trends
Home Value History (with trend line)
📊 How Does 81152 Compare?
| Metric | 81152 | San Luis | Colorado |
|---|---|---|---|
| Home Value | $135,239 | $135,239 | $535,778 |
| 5-Year CAGR | N/A | N/A | 4.9% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 5.0% | 5.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 81152 (San Luis, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $135,239 |
| Monthly Rent | $873 |
| Price-to-Rent | 12.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.8% |
| Cap Rate | 5.0% |
| 5-Year IRR | 1.1% |
📈 Home Appreciation
| 1-Year | -4.7% ▼ |
| 3-Year CAGR | -6.8% ▼ |
| 5-Year CAGR | -3.9% ▼ |
| 10-Year CAGR | +2.9% ▲ |
🏠 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 81152
Population: 1,203
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 81152
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
What do rentals go for in San Luis, CO?
Rents in San Luis, CO run near $873/mo. Compared with median home prices of $135K that produces solid gross yields for typical rentals.
What is it like being a landlord in San Luis, CO?
Landlord-friendliness in San Luis, CO is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Should investors consider San Luis, CO?
San Luis, CO clocks in at an investability rating of 3.0/5, with median home values near $135K and average rents around $873/mo. That combination puts it in the significant tier for investor interest.
How do experienced investors play San Luis, CO?
For San Luis, CO, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Are renters plentiful in San Luis, CO?
Expect a solid tenant pool in San Luis, CO. The rental market absorbs $873/mo rents without meaningful friction.
You know 81152 now. You don’t know where it ranks.
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