Real Estate Investing in Parachute, Colorado (81635)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81635 (Parachute, 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: 13.9% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 27.3 — 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 Parachute, CO (81635)?
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Market Analysis: 81635 Parachute
Investors eyeing 81635 need to respect the fundamentals at play. Home values of $424K come alongside slower price movement and elevated management overhead.
The investment case in 81635 is significant only for operators who understand what they are buying. A $424K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within CO, ZIP 81635 trails on several market indicators that neighboring Garfield County submarkets outperform. The gap is real and healthy enough to shape underwriting.
A durable renter share of 29% in 81635 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 81635 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 Parachute:
Property Strategy for 81635
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $363,368 | $1,440 | 2.9% | +8.7% | $181,684 |
| 3BR | $404,525 | $2,020 | 3.6% | +8.9% | $134,842 |
| 4BR | $543,001 | $2,220 | 2.9% | +8.5% | $135,750 |
Market Trends
Home Value History (with trend line)
📊 How Does 81635 Compare?
| Metric | 81635 | Parachute | Glenwood Springs, CO | Colorado |
|---|---|---|---|---|
| Home Value | $424,357 | $424,357 | N/A | $535,778 |
| 5-Year CAGR | 6.4% | 6.4% | N/A | 4.9% |
| Avg Rent | $1,296 | $1,296 | N/A | - |
| Cap Rate | 2.4% | 2.4% | - | - |
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 81635 (Parachute, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $424,357 |
| Monthly Rent | $1,296 |
| Price-to-Rent | 27.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +4.0% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +8.1% ▲ |
🏠 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 81635
Population: 7,155
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 81635
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
How high is vacancy risk in Parachute, CO?
Vacancy in Parachute, CO is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,296/mo.
Is housing expensive in Parachute, CO?
Typical homes in Parachute, CO go for around $424K. The 5-year CAGR of 0.0% predictable price movement.
How does Parachute, CO rate as a rental market?
Our data puts Parachute, CO at 3.0/5 for investability. Home prices of $424K and rents around $1,296/mo create a solid backdrop for investor activity.
How do experienced investors play Parachute, CO?
Parachute, CO investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($424K prices, $1,296/mo rents) make it a reasonable choice.
How much is rent in Parachute, CO?
Average rent in Parachute, CO is approximately $1,296/mo per month. Against $424K home values that yields a reasonable rent-to-price ratio.
You know 81635 now. You don’t know where it ranks.
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How 81635 ranks in Glenwood Springs, CO
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