Real Estate Investing in Clifton, Colorado (81520)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81520 (Clifton, CO)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Clifton, CO (81520)?
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Market Analysis: 81520 Clifton
The 81520 ZIP in Clifton, CO is a local-operator market. Outside capital chasing a $335K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $335K asset, 81520 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Clifton have seen price recovery that 81520 has not matched. Mesa County data supports the view that the spread is structural rather than temporary.
Employment concentration in 81520 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 81520 is an operator game, not a passive one. From an investor standpoint, entry prices of $335K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Clifton:
Property Strategy for 81520
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $242,326 | $1,170 | 3.5% | +7.8% | $121,163 |
| 3BR | $328,686 | $1,630 | 3.6% | +8.8% | $109,562 |
| 4BR | $377,639 | $1,960 | 3.7% | +7.7% | $94,410 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 81520 Compare?
| Metric | 81520 | Clifton | Grand Junction, CO | Colorado |
|---|---|---|---|---|
| Home Value | $334,831 | $334,831 | N/A | $535,778 |
| 5-Year CAGR | 6.1% | 6.1% | N/A | 4.9% |
| Avg Rent | $1,332 | $1,332 | N/A | - |
| Cap Rate | 3.1% | 3.1% | - | - |
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 81520 (Clifton, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $334,831 |
| Monthly Rent | $1,332 |
| Price-to-Rent | 20.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +3.8% ▲ |
| 3-Year CAGR | +4.4% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +8.6% ▲ |
🏠 Rent Trends
| 1-Year | -9.7% ▼ |
| 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 81520
Population: 13,454
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 81520
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
Investor Insight: With 1,529 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical vacancy rate in Clifton, CO?
Clifton, CO vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Where do rents currently stand in Clifton, CO?
The typical rental in Clifton, CO commands about $1,332/mo monthly. That rent profile even-keeled cash flow against the $335K purchase basis.
Is Clifton, CO landlord-friendly?
CO ranks as a landlord-friendly state for landlord-tenant law. Clifton generally follows the statewide framework, so landlords face reasonable operating rules.
Can I live-in-and-rent in Clifton, CO?
The house hack math a challenging in Clifton, CO. Owner-occupant buyers benefit from the $1,332/mo rents and $335K home values.
Is real estate in Clifton, CO a good investment right now?
Clifton, CO scores 3.0/5 for investability. Home values sit at $335K and rents near $1,332/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 81520 now. You don’t know where it ranks.
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How 81520 ranks in Grand Junction, CO
Every ZIP in this metro, ranked. Free.
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