Real Estate Investing in Franktown, Colorado (80116)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80116 (Franktown, 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.
- High price-to-rent: Price-to-rent ratio 47.9 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Franktown, CO (80116)?
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Market Analysis: 80116 Franktown
The 80116 ZIP in Franktown, CO is a local-operator market. Outside capital chasing a $1.1M entry has to pair deep knowledge with the discount.
For an experienced owner, 80116 can be a a viable market for hunting ground — but the discount at $1.1M reflects genuine risk that outside investors often underestimate.
Turning to rents, 80116 offers a low basis, the region around Franktown has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 80116 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 80116 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Franktown:
Property Strategy for 80116
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $886,374 | $2,700 | 2.2% | +5.7% | $295,458 |
| 4BR | $1,089,297 | $3,010 | 2.0% | +6.2% | $272,324 |
| 5BR | $1,323,734 | — | — | +7.6% | $264,747 |
Market Trends
Home Value History (with trend line)
📊 How Does 80116 Compare?
| Metric | 80116 | Franktown | Denver-Aurora-Lakewood, CO | Colorado |
|---|---|---|---|---|
| Home Value | $1,059,463 | $1,059,463 | N/A | $535,778 |
| 5-Year CAGR | 2.4% | 2.4% | N/A | 4.9% |
| Avg Rent | $1,845 | $1,845 | N/A | - |
| Cap Rate | 1.4% | 1.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 80116 (Franktown, CO). Anonymous, moderated, never written by AI.
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Property managers serving Douglas County
Manage rentals here? List your business →Beacon Property Management LLC offers property management services in Denver. summary from their website
PMI Elevation offers Denver property management services including marketing, resident screening, rent collection, maintenance, accounting, and eviction for residential properties. 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 | $1,059,463 |
| Monthly Rent | $1,845 |
| Price-to-Rent | 47.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.1% |
| Cap Rate | 1.4% |
| 5-Year IRR | 3.8% |
📈 Home Appreciation
| 1-Year | +2.3% ▲ |
| 3-Year CAGR | +0.9% ▲ |
| 5-Year CAGR | +2.4% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.4%). 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 80116
Population: 5,393
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 80116
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.
Frequently Asked Questions
Is vacancy a concern in Franktown, CO?
Expect elevated vacancy in Franktown, CO. Rents at $1,845/mo are absorbed by the tenant base without meaningful lag.
Is Franktown, CO good for house hacking?
House hacking in Franktown, CO is a tougher. With home values around $1.1M and rents at $1,845/mo, owner-occupants can offset a meaningful share of PITI.
What is the investability score for Franktown, CO?
Franktown, CO reflects an investability rating of 2.0/5, with median home values near $1.1M and average rents around $1,845/mo. That combination puts it in the sturdy tier for investor interest.
Are homes affordable in Franktown, CO?
Franktown, CO home values average about $1.1M. That price point suits investors targeting rentals with $1,845/mo in monthly income.
What type of investing works in Franktown, CO?
Investors usually favor careful cash-flow rentals with hands-on management in Franktown, CO. With home values at $1.1M and rents near $1,845/mo, other strategies can work but produce even-keeled rather than outsized returns.
You know 80116 now. You don’t know where it ranks.
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How 80116 ranks in Denver-Aurora-Lakewood, CO
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