Real Estate Investing in Hayden, Colorado (81639)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81639 (Hayden, 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: 19.4% of homes vacant — above national norms.
What’s happening in Hayden, CO (81639)?
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Market Analysis: 81639 Hayden
Not every below-median market is a bargain. Hayden's 81639 ZIP registers signals that favor experienced operators who can absorb the risk $526K pricing implies.
For an experienced owner, 81639 can be a a viable market for hunting ground — but the discount at $526K reflects genuine risk that outside investors often underestimate.
Within CO, ZIP 81639 trails on several market indicators that neighboring Routt County submarkets outperform. The gap is real and substantial enough to shape underwriting.
Who lives in 81639 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Hayden:
Property Strategy for 81639
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $383,005 | $1,730 | 3.3% | +9.6% | $191,503 |
| 3BR | $530,715 | $2,070 | 2.8% | +9.8% | $176,905 |
| 4BR | $655,656 | $2,730 | 3.0% | +9.6% | $163,914 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 81639 Compare?
| Metric | 81639 | Hayden | Steamboat Springs, CO | Colorado |
|---|---|---|---|---|
| Home Value | $525,581 | $525,581 | N/A | $535,778 |
| 5-Year CAGR | 6.1% | 6.1% | N/A | 4.9% |
| Avg Rent | $2,350 | $2,350 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
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 81639 (Hayden, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $525,581 |
| Monthly Rent | $2,350 |
| Price-to-Rent | 18.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +8.8% ▲ |
🏠 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 (3.5%). 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 81639
Population: 2,617
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 81639
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 much should I expect to pay for a home in Hayden, CO?
Hayden, CO home values average about $526K. That price point suits investors targeting rentals with $2,350/mo in monthly income.
Are landlord laws favorable in Hayden, CO?
Hayden, CO falls under CO landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Is it easy to find good tenants in Hayden, CO?
Tenant quality in Hayden, CO ranks as solid. Landlords generally report even-keeled occupancy at market rents of $2,350/mo.
How does Hayden, CO stack up for property investment?
With a 3.0/5 investability score, Hayden, CO ranks as a solid market for rental property investors. Median prices of $526K and rents of $2,350/mo drive the underlying numbers.
What are rental rates like in Hayden, CO?
Hayden, CO rentals go for roughly $2,350/mo a month. That puts gross yield in solid territory relative to $526K acquisition costs.
You know 81639 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 81639 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 81639 ranks in Steamboat Springs, CO
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