Real Estate Investing in De Beque, Colorado (81630)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81630 (De Beque, 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: 13.5% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 26.8 — 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 De Beque, CO (81630)?
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Market Analysis: 81630 De Beque
Meanwhile, ZIP 81630 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $417K median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $417K asset, 81630 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader CO picture, 81630 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 81630 includes headwinds that any investor should price in. Income distribution skews lower than De Beque averages, and tenant stability requires active management.
Strategy in 81630 is an operator game, not a passive one. Looking more closely, entry prices of $417K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in De Beque:
Market Trends
Home Value History (with trend line)
📊 How Does 81630 Compare?
| Metric | 81630 | De Beque | Glenwood Springs, CO | Colorado |
|---|---|---|---|---|
| Home Value | $417,074 | $417,074 | N/A | $535,778 |
| 5-Year CAGR | 5.8% | 5.8% | N/A | 4.9% |
| Avg Rent | $1,296 | $1,296 | N/A | - |
| Cap Rate | 2.4% | 2.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 81630 (De Beque, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $417,074 |
| Monthly Rent | $1,296 |
| Price-to-Rent | 26.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 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 (2.4%). 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 81630
Population: 1,052
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 81630
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 kind of vacancy should I budget for in De Beque, CO?
Expect elevated vacancy in De Beque, CO. Rents at $1,296/mo are absorbed by the tenant base without meaningful lag.
Is the tenant base reliable in De Beque, CO?
Tenant quality in De Beque, CO ranks as solid. Landlords generally report consistent occupancy at market rents of $1,296/mo.
Does De Beque, CO favor landlords or tenants?
For rental operators, De Beque, CO rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Can I live-in-and-rent in De Beque, CO?
De Beque, CO is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $417K price point reasonable to enter.
What is the median home value in De Beque, CO?
De Beque, CO home values average about $417K. That price point suits investors targeting rentals with $1,296/mo in monthly income.
You know 81630 now. You don’t know where it ranks.
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How 81630 ranks in Glenwood Springs, CO
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