Updated 2026 · Based on median market data for Fort Morgan, CO
Fort Morgan sits in the West with a population of 50,000 growing rapidly at 1.3% annually. The median home costs $320,000 while rents average $1,220/mo, producing an estimated cap rate of 3.04%. Cash flow investing here requires creative strategies like BRRRR or value-add approaches.
Fort Morgan works best for experienced investors with a clear strategy — Section 8, student housing, or deep value-add rehabs. The 3.04% cap rate at median prices is tight, so success depends on buying below market, forcing appreciation through renovation, or accessing above-market rent streams through niche tenant bases.
Target properties priced 15-25% below the $320,000 median — around $256,000 or less. At this price point with $1,220/mo rents, your cap rate improves to roughly 4.1%. Factor in 0.51% property taxes ($1,632/yr), budget 5% of gross rent for maintenance, and underwrite to a 4.9% vacancy rate. On a 20% down conventional loan at 7%, monthly PITI will run approximately $1,938.
Every deal should be evaluated individually using our calculator tools. Median data provides a starting point; actual returns depend on the specific property, financing, and your management approach.
Run the numbers on a specific Fort Morgan property using our cap rate calculator (pre-filled with Fort Morgan data). Compare Fort Morgan against similar markets in the West region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.
Fort Morgan vs Colorado state average and national average across key investment metrics. Fort Morgan's cap rate is below both benchmarks — deal sourcing is critical here.