Real Estate Investing in Hesperus, Colorado (81326)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81326 (Hesperus, 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: 21.7% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 41.3 — 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 Hesperus, CO (81326)?
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Market Analysis: 81326 Hesperus
The 81326 ZIP covers a section of Hesperus that demands careful diligence. Prices near $642K look accessible, but the work to make a deal cash flow is real.
The investment case in 81326 is healthy only for operators who understand what they are buying. A $642K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 81326 sits on the difficult end of the CO spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
The demographic picture in 81326 includes headwinds that any investor should price in. Income distribution skews lower than Hesperus averages, and tenant stability requires active management.
Distressed ZIPs reward experience. notable returns are possible in 81326, 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 Hesperus:
Property Strategy for 81326
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $495,386 | $1,440 | 2.1% | +8.4% | $247,693 |
| 3BR | $715,530 | $1,770 | 1.8% | +8.0% | $238,510 |
| 4BR | $1,006,005 | $2,290 | 1.6% | +8.2% | $251,501 |
Market Trends
Home Value History (with trend line)
📊 How Does 81326 Compare?
| Metric | 81326 | Hesperus | Durango, CO | Colorado |
|---|---|---|---|---|
| Home Value | $642,166 | $677,264 | N/A | $535,778 |
| 5-Year CAGR | 5.0% | 6.0% | N/A | 4.9% |
| Avg Rent | $1,296 | $1,627 | N/A | - |
| Cap Rate | 1.6% | 1.9% | - | - |
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 81326 (Hesperus, CO). Anonymous, moderated, never written by AI.
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Property managers serving La Plata County
Manage rentals here? List your business →AREM HOA & Property Management, LLC provides HOA management and property management services. summary from their website
Colorado Lifestyle Property Management offers property management services. summary from their website
Durango Property Management offers property management services in Durango. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $642,166 |
| Monthly Rent | $1,296 |
| Price-to-Rent | 41.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.4% |
| Cap Rate | 1.6% |
| 5-Year IRR | 6.5% |
📈 Home Appreciation
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 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 81326
Population: 2,651
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 81326
Schools in This ZIP Code
About Repit School Scores
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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 Hesperus, CO for investors?
Investors tracking Hesperus, CO will find a 3.0/5 rating supported by $642K median home values and $1,296/mo rents. That profile suits long-term holders targeting even-keeled returns.
How much is rent in Hesperus, CO?
Hesperus, CO rentals go for roughly $1,296/mo a month. That puts gross yield in solid territory relative to $642K acquisition costs.
Which real estate strategy fits Hesperus, CO?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Hesperus, CO. The numbers - $642K homes against $1,296/mo rents - support that play.
Is Hesperus, CO a friendly market for rental owners?
For rental operators, Hesperus, CO rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What is the typical vacancy rate in Hesperus, CO?
Occupancy in Hesperus, CO runs steady with elevated vacancy. Well-priced units at $1,296/mo lease on reasonable timelines.
You know 81326 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 81326 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 81326 ranks in Durango, CO
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