Colorado
Custer County
ZIP 81253
5,073 residents89 permits TTM$72,700 median HHI2 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$358,800
ACS 5-Year
Cap rate proxy
3.4%
FMR × 0.65 ÷ Home Value
Rent-to-income
16.9%
HUD FMR ÷ ACS HHI
Net migration
+1.75%
IRS SOI
Permits (TTM)
89
Census BPS
Climate risk
3.9
FEMA NRI (0–100)
ZIP 81253
Median home value
$358,800
Gross yield
3.9%
Buy Box score
—
Section 8 gap
14.6%
Affordability
P/I: 5.4R/I: —
Section 8 detail
SAFMR: $1,170Rent: $1,021Gap: 14.6%
ZIP code breakdown2 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Buy Box score ↓ | Section 8 gap |
|---|---|---|---|---|---|
| 81252 | — | — | — | 0.1 | — |
| 81253 | $358,800 | $1,170 | 3.9% | — | 14.6% |
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Demographics
Owner-occupied
85.7%
Census ACS
Vacancy rate
43.7%
Census ACS
Bachelor's degree +
35.3%
Census ACS
Rent burdened
32.8%
Census ACS (>30% income)
Median age
58.6
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026