Real Estate Investing in Saguache, Colorado (81149)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81149 (Saguache, 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: 19.9% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 26.7 — hard to cash-flow at these prices.
• 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 Saguache, CO (81149)?
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Market Analysis: 81149 Saguache
Investors eyeing 81149 need to respect the fundamentals at play. Home values of $279K come alongside slower price movement and elevated management overhead.
For an experienced owner, 81149 can be a a solid fit for hunting ground — but the discount at $279K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Saguache have seen price recovery that 81149 has not matched. Saguache County data supports the view that the spread is structural rather than temporary.
In practical terms, 995 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.
New investors are better served looking at Saguache's stable or hybrid ZIPs before stepping into 81149. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Saguache:
Property Strategy for 81149
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $220,591 | $970 | 3.2% | +7.0% | $110,295 |
| 3BR | $289,529 | $1,290 | 3.2% | +9.8% | $96,510 |
Market Trends
Home Value History (with trend line)
📊 How Does 81149 Compare?
| Metric | 81149 | Saguache | Colorado |
|---|---|---|---|
| Home Value | $279,311 | $279,311 | $535,778 |
| 5-Year CAGR | 3.4% | 3.4% | 4.9% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 2.4% | 2.4% | - |
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 81149 (Saguache, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $279,311 |
| Monthly Rent | $873 |
| Price-to-Rent | 26.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.4% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | +6.5% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +3.4% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 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 (2.4%). 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 81149
Population: 995
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 81149
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
How strong are rents in Saguache, CO?
The typical rental in Saguache, CO commands about $873/mo monthly. That rent profile consistent cash flow against the $279K purchase basis.
How strong is the working-renter base in Saguache, CO?
The renter base in Saguache, CO is reasonable for the $873/mo price point. Screening well and pricing to market typically yields predictable tenants.
Does Saguache, CO make sense for an investment property?
The 3.0/5 investability rating in Saguache, CO reflects its $279K prices and $873/mo rents. Investors generally consider it a solid option within CO.
Is Saguache, CO good for house hacking?
House hacking in Saguache, CO is a challenging. With home values around $279K and rents at $873/mo, owner-occupants can offset a meaningful share of PITI.
What is the best play in Saguache, CO?
Saguache, CO investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($279K prices, $873/mo rents) make it a reasonable choice.
You know 81149 now. You don’t know where it ranks.
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