Real Estate Investing in Lake City, Colorado (81235)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81235 (Lake City, 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: 58.1% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 40.9 — 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 Lake City, CO (81235)?
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Market Analysis: 81235 Lake City
The 81235 ZIP covers a section of Lake City that demands careful diligence. Prices near $507K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 81235 sits at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
The gap between 81235 and stronger Lake City ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 81235 ZIP's population of 845 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that comes in at the need for careful underwriting.
New investors are better served looking at Lake City's stable or hybrid ZIPs before stepping into 81235. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Lake City:
Market Trends
Home Value History (with trend line)
📊 How Does 81235 Compare?
| Metric | 81235 | Lake City | Colorado |
|---|---|---|---|
| Home Value | $507,396 | $507,396 | $535,778 |
| 5-Year CAGR | 4.5% | 4.5% | 4.9% |
| Avg Rent | $1,035 | $1,035 | - |
| Cap Rate | 1.6% | 1.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 81235 (Lake City, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $507,396 |
| Monthly Rent | $1,035 |
| Price-to-Rent | 40.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.5% |
| Cap Rate | 1.6% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (1.6%). 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 81235
Population: 845
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 81235
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 are rental rates like in Lake City, CO?
Rents in Lake City, CO run near $1,035/mo. Compared with median home prices of $507K that produces solid gross yields for typical rentals.
Is vacancy a concern in Lake City, CO?
Occupancy in Lake City, CO runs predictable with elevated vacancy. Well-priced units at $1,035/mo lease on reasonable timelines.
Should investors consider Lake City, CO?
Lake City, CO stands at an investability rating of 3.0/5, with median home values near $507K and average rents around $1,035/mo. That combination puts it in the sturdy tier for investor interest.
What are home prices like in Lake City, CO?
Homes in Lake City, CO typically sell near $507K. Prices have moved at a 0.0% 5-year CAGR, which consistent long-term demand.
What approach is best for Lake City, CO real estate?
For Lake City, CO, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 81235 now. You don’t know where it ranks.
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