Real Estate Investing in Cotopaxi, Colorado (81223)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81223 (Cotopaxi, 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: 41.3% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Cotopaxi, CO (81223)?
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Market Analysis: 81223 Cotopaxi
The 81223 ZIP in Cotopaxi, CO is a local-operator market. Outside capital chasing a $377K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $377K asset, 81223 is the wrong submarket. If the plan prices in friction, the yield can still work.
ZIP 81223's metrics run below Fremont County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 81223 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Distressed ZIPs reward experience. durable returns are possible in 81223, 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 Cotopaxi:
Property Strategy for 81223
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $253,819 | $1,410 | 4.0% | +4.9% | $253,819 |
| 2BR | $344,262 | $1,850 | 3.9% | +8.2% | $172,131 |
| 3BR | $412,328 | $2,370 | 4.1% | +8.0% | $137,443 |
Market Trends
Home Value History (with trend line)
📊 How Does 81223 Compare?
| Metric | 81223 | Cotopaxi | Colorado |
|---|---|---|---|
| Home Value | $376,938 | $376,938 | $535,778 |
| 5-Year CAGR | 4.5% | 4.5% | 4.9% |
| Avg Rent | $1,665 | $1,665 | - |
| Cap Rate | 3.5% | 3.5% | - |
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 81223 (Cotopaxi, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $376,938 |
| Monthly Rent | $1,665 |
| Price-to-Rent | 18.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.5% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 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 (3.5%). 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 81223
Population: 2,175
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 81223
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 Cotopaxi, CO for investors?
Cotopaxi, CO reports an investability rating of 3.0/5, with median home values near $377K and average rents around $1,665/mo. That combination puts it in the substantial tier for investor interest.
How deep is the rental pool in Cotopaxi, CO?
Tenant demand in Cotopaxi, CO is solid. The local workforce $1,665/mo rents across most rental classes.
What do rentals go for in Cotopaxi, CO?
Investors in Cotopaxi, CO typically see rents near $1,665/mo per month against $377K home values - a solid setup for rental cash flow.
What strategy should investors use in Cotopaxi, CO?
The best-fit strategy in Cotopaxi, CO is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What are vacancy rates like in Cotopaxi, CO?
Cotopaxi, CO vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 81223 now. You don’t know where it ranks.
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How 81223 ranks in Ca-¦on City, CO
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