Real Estate Investing in Aurora, Colorado (80016)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80016 (Aurora, CO)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High price-to-rent: Price-to-rent ratio 30.2 — hard to cash-flow at these prices.
What’s happening in Aurora, CO (80016)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80016 Aurora
The 80016 ZIP in Aurora, CO is a local-operator market. Outside capital chasing a $740K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $740K asset, 80016 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within CO, ZIP 80016 trails on several market indicators that neighboring Arapahoe County submarkets outperform. The gap is real and substantial enough to shape underwriting.
Resident income in 80016 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 80016 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 80016
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $669,247 | $2,010 | 2.2% | +4.3% | $669,247 |
| 2BR | $540,665 | $2,390 | 3.2% | +4.4% | $270,333 |
| 3BR | $648,968 | $3,130 | 3.5% | +4.9% | $216,323 |
| 4BR | $760,167 | $3,490 | 3.3% | +5.2% | $190,042 |
| 5BR | $868,175 | — | — | +5.5% | $173,635 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80016 Compare?
| Metric | 80016 | Aurora | Denver-Aurora-Lakewood, CO | Colorado |
|---|---|---|---|---|
| Home Value | $739,673 | $420,390 | N/A | $535,778 |
| 5-Year CAGR | 2.3% | 1.3% | N/A | 4.9% |
| Avg Rent | $2,040 | $1,927 | N/A | - |
| Cap Rate | 2.2% | 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 80016 (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 | $739,673 |
| Monthly Rent | $2,040 |
| Price-to-Rent | 30.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.2% |
| 5-Year IRR | 4.5% |
📈 Home Appreciation
| 1-Year | +0.6% ▲ |
| 3-Year CAGR | +0.2% ▲ |
| 5-Year CAGR | +2.3% ▲ |
| 10-Year CAGR | +4.6% ▲ |
🏠 Rent Trends
| 1-Year | -2.0% ▼ |
| 3-Year CAGR | -0.8% ▼ |
| 5-Year CAGR | +1.5% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.2%). 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 80016
Population: 66,479
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 80016
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 3,204 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much does a house cost in Aurora, CO?
Typical homes in Aurora, CO go for around $740K. The 5-year CAGR of 0.0% consistent price movement.
How qualified is the tenant pool in Aurora, CO?
Tenant demand in Aurora, CO is solid. The local workforce $2,040/mo rents across most rental classes.
How landlord-friendly is Aurora, CO?
Rental owners in Aurora, CO deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Is Aurora, CO suited for a house hack?
The house hack math a challenging in Aurora, CO. Owner-occupant buyers benefit from the $2,040/mo rents and $740K home values.
Is real estate in Aurora, CO a good investment right now?
With a 3.0/5 investability score, Aurora, CO ranks as a solid market for rental property investors. Median prices of $740K and rents of $2,040/mo drive the underlying numbers.
You know 80016 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 80016 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 80016 ranks in Denver-Aurora-Lakewood, CO
Every ZIP in this metro, ranked. Free.
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