Real Estate Investing in Placerville, Colorado (81430)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81430 (Placerville, CO)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 44.0% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 72.6 — 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 Placerville, CO (81430)?
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Market Analysis: 81430 Placerville
The 81430 ZIP covers a section of Placerville that demands careful diligence. Prices near $1.2M look accessible, but the work to make a deal cash flow is real.
The investment case in 81430 is solid only for operators who understand what they are buying. A $1.2M median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 81430 among CO's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 81430 ZIP's population of 755 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
Strategically, 81430 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Placerville:
Property Strategy for 81430
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $729,677 | $1,200 | 1.2% | +6.1% | $729,677 |
| 2BR | $948,325 | $1,580 | 1.2% | +8.1% | $474,163 |
| 3BR | $1,306,198 | $2,200 | 1.2% | +8.3% | $435,399 |
| 4BR | $1,962,923 | $2,530 | 0.9% | +9.8% | $490,731 |
Market Trends
Home Value History (with trend line)
📊 How Does 81430 Compare?
| Metric | 81430 | Placerville | Colorado |
|---|---|---|---|
| Home Value | $1,238,667 | $1,238,667 | $535,778 |
| 5-Year CAGR | 4.7% | 4.7% | 4.9% |
| Avg Rent | $1,422 | $1,422 | - |
| Cap Rate | 0.9% | 0.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 81430 (Placerville, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $1,238,667 |
| Monthly Rent | $1,422 |
| Price-to-Rent | 72.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.4% |
| Cap Rate | 0.9% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | +2.2% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 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 (0.9%). 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 81430
Population: 755
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
Frequently Asked Questions
How much does a house cost in Placerville, CO?
In Placerville, CO the median home value sits at $1.2M. Against the broader CO market, that reads as reasonable for most investors.
What investment strategy works best in Placerville, CO?
In Placerville, CO the notable play is typically careful cash-flow rentals with hands-on management. The combination of $1.2M prices and $1,422/mo rents suits that approach.
Is Placerville, CO good for house hacking?
House hacking in Placerville, CO is a tougher. With home values around $1.2M and rents at $1,422/mo, owner-occupants can offset a meaningful share of PITI.
Does Placerville, CO make sense for an investment property?
With a 3.0/5 investability score, Placerville, CO ranks as a solid market for rental property investors. Median prices of $1.2M and rents of $1,422/mo drive the underlying numbers.
How landlord-friendly is Placerville, CO?
Landlord-friendliness in Placerville, CO is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 81430 now. You don’t know where it ranks.
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