ZIP CODE 80634 // GREELEY, CO // DATA AS OF 2026-09-30
Greeley, CO (80634) Rental Property Cap Rate & Cash Flow Report
Located in Weld County (Greeley, CO), Zip Code 80634 ranks #327 of 500 within this selected sample (35th percentile) with a Zillow ZHVI typical home-value index of $440,487 (-1.3% YoY) and a ZORI observed market rent of $1,563/mo (-1.2% YoY). Requires at least 64.2% down payment at 6.5% interest to reach $0/mo break-even cash flow. This model combines different housing populations; it is not an observed average property return. Costs assume state-average tax, 0.5% annual insurance, 13% reserves and no HOA or management. Figures below follow your edits; this headline describes the original benchmark.
Net Monthly Cash Flow
-$1,231/mo
Annual: -$14,770/yr
Modeled Cap Rate
2.71%
NOI: $11,958/yr
Cash-on-Cash Return
-14.58%
Cash Needed: $101,312
1% Rule Ratio
0.35%
Gross Yield: 4.26%
Break-Even Rent
$2,978/mo
State Tax: 0.49%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 80634 BENCHMARK)
Edit any value
Purchase Price (ZHVI proxy)
Monthly Gross Rent (ZORI proxy)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (CO Avg 0.49%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$2,227/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$567/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (80634)
| Year | ZHVI Value | ZORI Rent | Gross Yield |
|---|---|---|---|
| 2021 | $417,320 | $1,411/mo | 4.06% |
| 2022 | $465,300 | $1,480/mo | 3.82% |
| 2023 | $450,741 | $1,525/mo | 4.06% |
| 2024 | $451,473 | $1,557/mo | 4.14% |
| 2025 | $446,329 | $1,582/mo | 4.25% |
| 2026 | $440,487 | $1,563/mo | 4.26% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 80134 Parker, CO | $665,489 | $2,343/mo | 2.69% | -$1,876/mo |
| 80504 Longmont, CO | $569,219 | $2,082/mo | 2.83% | -$1,537/mo |
| 80013 Aurora, CO | $454,276 | $1,911/mo | 3.40% | -$1,009/mo |
| 80016 Aurora, CO | $730,188 | $2,002/mo | 1.87% | -$2,553/mo |
| 80015 Centennial, CO | $535,704 | $2,679/mo | 4.23% | -$820/mo |
| 80022 Commerce City, CO | $462,343 | $2,504/mo | 4.66% | -$541/mo |