Real Estate Investing in Delta, Colorado (81416)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81416 (Delta, 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: 12.8% of homes vacant — above national norms.
What’s happening in Delta, CO (81416)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 81416 Delta
ZIP 81416 inside Delta County looks affordable on the surface — median value of $375K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 81416 is notable only for operators who understand what they are buying. A $375K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 81416's metrics run below Delta County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The demographic picture in 81416 includes headwinds that any investor should price in. Income distribution skews lower than Delta averages, and tenant stability requires active management.
appears to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Delta:
Property Strategy for 81416
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $221,549 | $840 | 2.7% | +6.7% | $221,549 |
| 2BR | $257,067 | $1,090 | 3.1% | +8.4% | $128,534 |
| 3BR | $372,915 | $1,500 | 2.9% | +7.8% | $124,305 |
| 4BR | $441,002 | $1,830 | 3.0% | +7.5% | $110,251 |
| 5BR | $540,849 | — | — | +7.3% | $108,170 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 81416 Compare?
| Metric | 81416 | Delta | Montrose, CO | Colorado |
|---|---|---|---|---|
| Home Value | $375,375 | $375,375 | N/A | $535,778 |
| 5-Year CAGR | 5.4% | 5.4% | N/A | 4.9% |
| Avg Rent | $1,508 | $1,508 | N/A | - |
| Cap Rate | 3.1% | 3.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 81416 (Delta, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $375,375 |
| Monthly Rent | $1,508 |
| Price-to-Rent | 20.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +4.7% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 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 (3.1%). 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 81416
Population: 14,219
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 81416
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
What is the average home sale price in Delta, CO?
Expect median prices around $375K in Delta, CO. The market has run at a 0.0% 5-year CAGR, so entry costs have been predictable.
What is the best play in Delta, CO?
For Delta, CO, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How qualified is the tenant pool in Delta, CO?
Expect a solid tenant pool in Delta, CO. The rental market absorbs $1,508/mo rents without meaningful friction.
How landlord-friendly is Delta, CO?
The landlord environment in Delta, CO is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What are rental rates like in Delta, CO?
Average rent in Delta, CO is approximately $1,508/mo per month. Against $375K home values that yields a reasonable rent-to-price ratio.
You know 81416 now. You don’t know where it ranks.
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How 81416 ranks in Montrose, CO
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