Real Estate Investing in Pagosa Springs, Colorado (81147)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81147 (Pagosa Springs, 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: 40.7% of homes vacant — above national norms.
What’s happening in Pagosa Springs, CO (81147)?
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Market Analysis: 81147 Pagosa Springs
The 81147 ZIP covers a section of Pagosa Springs that demands careful diligence. Prices near $574K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 81147 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader CO picture, 81147 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Who lives in 81147 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Distressed ZIPs reward experience. durable returns are possible in 81147, 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 Pagosa Springs:
Property Strategy for 81147
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $302,742 | $1,140 | 2.7% | +7.3% | $302,742 |
| 2BR | $438,199 | $1,340 | 2.2% | +8.2% | $219,099 |
| 3BR | $593,115 | $1,860 | 2.3% | +8.7% | $197,705 |
| 4BR | $863,848 | $2,250 | 1.9% | +8.9% | $215,962 |
| 5BR | $1,201,449 | — | — | +8.5% | $240,290 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 81147 Compare?
| Metric | 81147 | Pagosa Springs | Colorado |
|---|---|---|---|
| Home Value | $574,045 | $574,045 | $535,778 |
| 5-Year CAGR | 4.5% | 4.5% | 4.9% |
| Avg Rent | $1,958 | $1,958 | - |
| Cap Rate | 2.7% | 2.7% | - |
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 81147 (Pagosa Springs, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $574,045 |
| Monthly Rent | $1,958 |
| Price-to-Rent | 24.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +0.5% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 Rent Trends
| 1-Year | -3.2% ▼ |
| 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 81147
Population: 12,923
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 81147
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 kind of market is Pagosa Springs, CO for investors?
Our data puts Pagosa Springs, CO at 3.0/5 for investability. Home prices of $574K and rents around $1,958/mo create a solid backdrop for investor activity.
Should investors worry about vacancy in Pagosa Springs, CO?
Pagosa Springs, CO sees elevated vacancy, which is reasonable relative to the broader CO rental market.
Are rents high in Pagosa Springs, CO?
Rents in Pagosa Springs, CO run near $1,958/mo. Compared with median home prices of $574K that produces solid gross yields for typical rentals.
How much does a house cost in Pagosa Springs, CO?
Homes in Pagosa Springs, CO typically sell near $574K. Prices have moved at a 0.0% 5-year CAGR, which predictable long-term demand.
Is Pagosa Springs, CO a good market for FHA house hackers?
Pagosa Springs, CO offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,958/mo rent level.
You know 81147 now. You don’t know where it ranks.
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Community Ratings
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