Real Estate Investing in Aurora, Colorado (80012)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80012 (Aurora, CO)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Flat appreciation: Values have barely moved over 5 years (0.9% CAGR).
What’s happening in Aurora, CO (80012)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80012 Aurora
ZIP 80012 in Aurora, CO carries a durable set of headwinds. Home values near $392K and rents of $1,498/mo sit inside a market where underwriting has to be tight.
The investment case in 80012 is resilient only for operators who understand what they are buying. A $392K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within CO, ZIP 80012 trails on several market indicators that neighboring Arapahoe County submarkets outperform. The gap is real and significant enough to shape underwriting.
A robust renter share of 50% in 80012 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Aurora's stable or hybrid ZIPs before stepping into 80012. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Aurora:
Property Strategy for 80012
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $169,848 | $1,730 | 7.3% | +3.5% | $169,848 |
| 2BR | $276,234 | $2,060 | 5.4% | +3.0% | $138,117 |
| 3BR | $433,300 | $2,700 | 4.5% | +4.1% | $144,433 |
| 4BR | $483,092 | $3,010 | 4.5% | +4.1% | $120,773 |
| 5BR | $504,610 | — | — | +4.2% | $100,922 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80012 Compare?
| Metric | 80012 | Aurora | Denver-Aurora-Lakewood, CO | Colorado |
|---|---|---|---|---|
| Home Value | $391,903 | $420,390 | N/A | $535,778 |
| 5-Year CAGR | 0.9% | 1.3% | N/A | 4.9% |
| Avg Rent | $1,498 | $1,927 | N/A | - |
| Cap Rate | 3.0% | 3.3% | - | - |
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 80012 (Aurora, CO). Anonymous, moderated, never written by AI.
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Property managers serving Arapahoe County
Manage rentals here? List your business →Accord Property Management provides HOA Management Services in Aurora, CO. summary from their website
Advance HOA provides professional HOA management and Metro District services in Colorado and Arizona. summary from their website
Dunmire Property Management offers professional management services for properties in Colorado Springs, including Creek View Apartments, The Hilltop At Valley Hi Apartments, and Gabion Apartments. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $391,903 |
| Monthly Rent | $1,498 |
| Price-to-Rent | 21.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 3.9% |
📈 Home Appreciation
| 1-Year | -1.6% ▼ |
| 3-Year CAGR | -1.6% ▼ |
| 5-Year CAGR | +0.9% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 Rent Trends
| 1-Year | -8.4% ▼ |
| 3-Year CAGR | -3.7% ▼ |
| 5-Year CAGR | +0.4% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.0%). 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 80012
Population: 51,389
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 80012
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 3,584 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How qualified is the tenant pool in Aurora, CO?
Working renters make up the core of the Aurora, CO tenant base. The pool is reasonable for investors targeting long-term holds.
Is Aurora, CO good for landlords?
Aurora, CO operates under CO law, which is landlord-friendly overall for landlords. Expect predictable treatment in typical lease and eviction cases.
How much does a house cost in Aurora, CO?
The median home value in Aurora, CO is roughly $392K. That puts it reasonable relative to the CO statewide average.
Is Aurora, CO good for house hacking?
Aurora, CO offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,498/mo rent level.
Is Aurora in CO worth investing in?
Aurora, CO rates 2.0/5 for investability. With median values at $392K and rents near $1,498/mo, the market offers reasonable fundamentals for rental investors.
You know 80012 now. You don’t know where it ranks.
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How 80012 ranks in Denver-Aurora-Lakewood, CO
Every ZIP in this metro, ranked. Free.
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