Real Estate Investing in Fort Garland, Colorado (81133)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81133 (Fort Garland, CO)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 35.3% of homes vacant — above national norms.
- Elevated poverty: 35.8% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Fort Garland, CO (81133)?
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Market Analysis: 81133 Fort Garland
The 81133 ZIP in Fort Garland, CO is a local-operator market. Outside capital chasing a $248K entry has to pair deep knowledge with the discount.
For an experienced owner, 81133 can be a a solid fit for hunting ground — but the discount at $248K reflects genuine risk that outside investors often underestimate.
Within CO, ZIP 81133 trails on several market indicators that neighboring Costilla County submarkets outperform. The gap is real and solid enough to shape underwriting.
Who lives in 81133 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 81133 is an operator game, not a passive one. On the rental side, entry prices of $248K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Fort Garland:
Property Strategy for 81133
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $186,287 | $740 | 2.9% | — | $186,287 |
| 2BR | $249,097 | $970 | 2.8% | — | $124,549 |
| 3BR | $306,933 | $1,350 | 3.2% | +7.7% | $102,311 |
Market Trends
Home Value History (with trend line)
📊 How Does 81133 Compare?
| Metric | 81133 | Fort Garland | Colorado |
|---|---|---|---|
| Home Value | $248,297 | $248,297 | $535,778 |
| 5-Year CAGR | 2.5% | 2.5% | 4.9% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 2.7% | 2.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 81133 (Fort Garland, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $248,297 |
| Monthly Rent | $873 |
| Price-to-Rent | 23.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | -2.2% ▼ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | +5.6% ▲ |
🏠 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 (2.7%). 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 81133
Population: 1,056
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
Frequently Asked Questions
What are vacancy rates like in Fort Garland, CO?
Vacancy in Fort Garland, CO is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $873/mo.
How should investors approach Fort Garland, CO?
In Fort Garland, CO the impressive play is typically careful cash-flow rentals with hands-on management. The combination of $248K prices and $873/mo rents suits that approach.
Is Fort Garland, CO a good place for real estate investing?
Fort Garland, CO sits at an investability rating of 3.0/5, with median home values near $248K and average rents around $873/mo. That combination puts it in the sturdy tier for investor interest.
How expensive is real estate in Fort Garland, CO?
The median home value in Fort Garland, CO is roughly $248K. That puts it reasonable relative to the CO statewide average.
What do landlords charge for rent in Fort Garland, CO?
Expect rents around $873/mo per month in Fort Garland, CO. With home values at $248K, the yield math works out to reasonable levels for rental investors.
You know 81133 now. You don’t know where it ranks.
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