Real Estate Investing in Colorado City, Arizona (86021)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 86021 (Colorado City, AZ)? 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: 13.4% of homes vacant — above national norms.
- Elevated poverty: 30.9% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Colorado City, AZ (86021)?
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Market Analysis: 86021 Colorado City
The 86021 ZIP in Colorado City, AZ is a local-operator market. Outside capital chasing a $368K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $368K asset, 86021 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader AZ picture, 86021 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 86021 includes headwinds that any investor should price in. Income distribution skews lower than Colorado City averages, and tenant stability requires active management.
New investors are better served looking at Colorado City's stable or hybrid ZIPs before stepping into 86021. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Colorado City:
Market Trends
Home Value History (with trend line)
📊 How Does 86021 Compare?
| Metric | 86021 | Colorado City | Lake Havasu City-Kingman, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $367,566 | $367,566 | N/A | $419,643 |
| 5-Year CAGR | N/A | N/A | N/A | 6.5% |
| Avg Rent | $1,476 | $1,476 | N/A | - |
| Cap Rate | 3.1% | 3.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 86021 (Colorado City, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $367,566 |
| Monthly Rent | $1,476 |
| Price-to-Rent | 20.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 11.8% |
📈 Home Appreciation
| 1-Year | +30.7% ▲ |
| 3-Year CAGR | +8.7% ▲ |
| 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 (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 86021
Population: 4,619
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 86021
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 approach is best for Colorado City, AZ real estate?
For Colorado City, AZ, 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 renter demographic in Colorado City, AZ?
The renter base in Colorado City, AZ is reasonable for the $1,476/mo price point. Screening well and pricing to market typically yields stable tenants.
What monthly rent should investors expect in Colorado City, AZ?
Rents in Colorado City, AZ run near $1,476/mo. Compared with median home prices of $368K that produces solid gross yields for typical rentals.
How do home values compare in Colorado City, AZ?
Median home price in Colorado City, AZ is near $368K, with a 5-year CAGR of 0.0%. Prices have been steady and supportive of buy-and-hold strategies.
How does Colorado City, AZ rate as a rental market?
Investors tracking Colorado City, AZ will find a 2.0/5 rating supported by $368K median home values and $1,476/mo rents. That profile suits long-term holders targeting consistent returns.
You know 86021 now. You don’t know where it ranks.
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How 86021 ranks in Lake Havasu City-Kingman, AZ
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