Real Estate Investing in Aurora, Colorado (80013)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80013 (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 (1.3% CAGR).
What’s happening in Aurora, CO (80013)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80013 Aurora
ZIP 80013 in Aurora, CO carries a robust set of headwinds. Home values near $466K and rents of $2,027/mo sit inside a market where underwriting has to be tight.
Stepping back, the numbers look inviting — $466K purchase price, 0.0% nominal cap — the work to hit that pro forma in 80013 is substantial and deserves full respect.
Statewide comparisons place 80013 among CO's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 80013 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 80013 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Aurora:
Property Strategy for 80013
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $225,797 | $1,910 | 6.1% | +3.2% | $225,797 |
| 2BR | $360,067 | $2,280 | 4.6% | +3.9% | $180,033 |
| 3BR | $465,623 | $2,980 | 4.6% | +4.1% | $155,208 |
| 4BR | $507,693 | $3,330 | 4.7% | +4.3% | $126,923 |
| 5BR | $549,191 | — | — | +4.6% | $109,838 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80013 Compare?
| Metric | 80013 | Aurora | Denver-Aurora-Lakewood, CO | Colorado |
|---|---|---|---|---|
| Home Value | $465,938 | $420,390 | N/A | $535,778 |
| 5-Year CAGR | 1.3% | 1.3% | N/A | 4.9% |
| Avg Rent | $2,027 | $1,927 | N/A | - |
| Cap Rate | 3.4% | 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 80013 (Aurora, CO). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 80013 (Aurora, CO)?
~25 seconds · no account needed · your report is anonymous
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 | $465,938 |
| Monthly Rent | $2,027 |
| Price-to-Rent | 19.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | -0.5% ▼ |
| 3-Year CAGR | -0.9% ▼ |
| 5-Year CAGR | +1.3% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 Rent Trends
| 1-Year | +6.3% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +2.7% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.4%). 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 80013
Population: 74,732
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 80013
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 10,980 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Aurora, CO rate as a rental market?
Aurora, CO reflects an investability rating of 2.0/5, with median home values near $466K and average rents around $2,027/mo. That combination puts it in the substantial tier for investor interest.
What is the typical rental rate in Aurora, CO?
Rents in Aurora, CO run near $2,027/mo. Compared with median home prices of $466K that produces solid gross yields for typical rentals.
Are there empty rentals in Aurora, CO?
Expect elevated vacancy in Aurora, CO. Rents at $2,027/mo are absorbed by the tenant base without meaningful lag.
How viable is house hacking in Aurora, CO?
House hacking works a challenging in Aurora, CO. Rents of $2,027/mo against $466K acquisition make the strategy solid for owner-occupants.
What is the typical renter like in Aurora, CO?
The tenant pool in Aurora, CO is solid, supported by local employment and population fundamentals. Rents of $2,027/mo are well-absorbed by the market.
You know 80013 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 80013 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 80013 ranks in Denver-Aurora-Lakewood, CO
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 80013 (Aurora)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 80013 (Aurora, CO).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.