Real Estate Investing in Redvale, Colorado (81431)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81431 (Redvale, CO)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 23.7% of homes vacant — above national norms.
• 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 Redvale, CO (81431)?
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Market Analysis: 81431 Redvale
The 81431 ZIP covers a section of Redvale that demands careful diligence. Prices near $392K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $392K asset, 81431 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within CO, ZIP 81431 trails on several market indicators that neighboring San Miguel submarkets outperform. The gap is real and significant enough to shape underwriting.
On balance, 647 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 81431 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 Redvale:
Market Trends
Home Value History (with trend line)
📊 How Does 81431 Compare?
| Metric | 81431 | Redvale | Colorado |
|---|---|---|---|
| Home Value | $391,896 | $391,896 | $535,778 |
| 5-Year CAGR | N/A | N/A | 4.9% |
| Avg Rent | $1,413 | $1,413 | - |
| Cap Rate | 2.8% | 2.8% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 81431 (Redvale, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $391,896 |
| Monthly Rent | $1,413 |
| Price-to-Rent | 23.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 3.7% |
📈 Home Appreciation
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +0.9% ▲ |
| 5-Year CAGR | N/A |
| 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 (2.8%). 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 81431
Population: 647
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
Should investors consider Redvale, CO?
The 2.0/5 investability rating in Redvale, CO reflects its $392K prices and $1,413/mo rents. Investors generally consider it a solid option within CO.
Is Redvale, CO better for rentals, flips, or BRRRR?
For Redvale, CO, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What is the average monthly rent in Redvale, CO?
Rent in Redvale, CO is around $1,413/mo. The resulting rent-to-value relationship with $392K pricing is reasonable for most investor models.
What are vacancy rates like in Redvale, CO?
Vacancy in Redvale, CO is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,413/mo.
How expensive is real estate in Redvale, CO?
Median home price in Redvale, CO is near $392K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
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