Real Estate Investing in Gunnison, Colorado (81230)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81230 (Gunnison, 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: 14.5% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 46.3 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Gunnison, CO (81230)?
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Market Analysis: 81230 Gunnison
The 81230 ZIP in Gunnison, CO is a local-operator market. Outside capital chasing a $625K entry has to pair deep knowledge with the discount.
The investment case in 81230 is solid only for operators who understand what they are buying. A $625K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 81230 among CO's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 81230 includes headwinds that any investor should price in. Income distribution skews lower than Gunnison averages, and tenant stability requires active management.
The 81230 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Gunnison:
Property Strategy for 81230
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $376,215 | $1,080 | 2.1% | +6.5% | $376,215 |
| 2BR | $463,755 | $1,250 | 1.9% | +7.7% | $231,877 |
| 3BR | $649,078 | $1,740 | 1.9% | +8.5% | $216,359 |
| 4BR | $781,456 | $2,100 | 1.9% | +9.1% | $195,364 |
| 5BR | $959,013 | — | — | — | $191,803 |
Market Trends
Home Value History (with trend line)
📊 How Does 81230 Compare?
| Metric | 81230 | Gunnison | Colorado |
|---|---|---|---|
| Home Value | $625,356 | $625,356 | $535,778 |
| 5-Year CAGR | 5.8% | 5.8% | 4.9% |
| Avg Rent | $1,125 | $1,125 | - |
| Cap Rate | 1.4% | 1.4% | - |
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 81230 (Gunnison, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $625,356 |
| Monthly Rent | $1,125 |
| Price-to-Rent | 46.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.2% |
| Cap Rate | 1.4% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +4.4% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 10-Year CAGR | +8.7% ▲ |
🏠 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 (1.4%). 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 81230
Population: 10,956
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 81230
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.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Is Gunnison in CO worth investing in?
Gunnison, CO scores 3.0/5 for investability. Home values sit at $625K and rents near $1,125/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is vacancy a concern in Gunnison, CO?
Gunnison, CO vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How do experienced investors play Gunnison, CO?
Gunnison, CO investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($625K prices, $1,125/mo rents) make it a reasonable choice.
Is CO a landlord-friendly state?
CO law landlord-friendly for landlords, and Gunnison inherits those rules. Investors should still review local ordinances for rental licensing.
What is the typical rental rate in Gunnison, CO?
Rent in Gunnison, CO is around $1,125/mo. The resulting rent-to-value relationship with $625K pricing is reasonable for most investor models.
You know 81230 now. You don’t know where it ranks.
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