Real Estate Investing in Mancos, Colorado (81328)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81328 (Mancos, 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: 19.0% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 33.7 — 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 Mancos, CO (81328)?
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Market Analysis: 81328 Mancos
The 81328 ZIP in Mancos, CO is a local-operator market. Outside capital chasing a $525K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 81328 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within CO, ZIP 81328 trails on several market indicators that neighboring Montezuma County submarkets outperform. The gap is real and notable enough to shape underwriting.
Employment concentration in 81328 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 81328 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Mancos:
Property Strategy for 81328
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $347,098 | $1,150 | 2.4% | +7.2% | $347,098 |
| 2BR | $438,037 | $1,440 | 2.4% | +7.3% | $219,019 |
| 3BR | $553,758 | $1,770 | 2.3% | +8.1% | $184,586 |
| 4BR | $642,579 | $2,290 | 2.6% | +8.6% | $160,645 |
Market Trends
Home Value History (with trend line)
📊 How Does 81328 Compare?
| Metric | 81328 | Mancos | Colorado |
|---|---|---|---|
| Home Value | $524,505 | $524,505 | $535,778 |
| 5-Year CAGR | 4.6% | 4.6% | 4.9% |
| Avg Rent | $1,296 | $1,296 | - |
| Cap Rate | 1.9% | 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 81328 (Mancos, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $524,505 |
| Monthly Rent | $1,296 |
| Price-to-Rent | 33.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.0% |
| Cap Rate | 1.9% |
| 5-Year IRR | 6.6% |
📈 Home Appreciation
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 (1.9%). 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 81328
Population: 4,159
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 81328
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 vacancy rates like in Mancos, CO?
Vacancy risk in Mancos, CO is elevated. That supports measured cash flow for typical rental holds.
What real estate strategy is ideal for Mancos, CO?
The best-fit strategy in Mancos, CO is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What is the typical rental rate in Mancos, CO?
Rent in Mancos, CO is around $1,296/mo. The resulting rent-to-value relationship with $525K pricing is reasonable for most investor models.
Are eviction rules reasonable in Mancos, CO?
Mancos, CO operates under CO law, which is landlord-friendly overall for landlords. Expect consistent treatment in typical lease and eviction cases.
How strong is Mancos, CO for real estate investors?
Investors tracking Mancos, CO will find a 3.0/5 rating supported by $525K median home values and $1,296/mo rents. That profile suits long-term holders targeting steady returns.
You know 81328 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 81328 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.
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