Real Estate Investing in Parker, Colorado (80138)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80138 (Parker, 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 30.1 — hard to cash-flow at these prices.
What’s happening in Parker, CO (80138)?
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Market Analysis: 80138 Parker
The 80138 ZIP covers a section of Parker that demands careful diligence. Prices near $722K look accessible, but the work to make a deal cash flow is real.
Rent of $2,000/mo on a $722K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 80138 sits below the stated 0.0% once reality is priced in.
In the broader CO picture, 80138 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 80138 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
tilts toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Parker:
Property Strategy for 80138
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $511,283 | $2,260 | 3.2% | +5.3% | $255,641 |
| 3BR | $635,896 | $2,960 | 3.4% | +5.3% | $211,965 |
| 4BR | $747,213 | $3,300 | 3.2% | +5.4% | $186,803 |
| 5BR | $879,806 | — | — | +5.9% | $175,961 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80138 Compare?
| Metric | 80138 | Parker | Denver-Aurora-Lakewood, CO | Colorado |
|---|---|---|---|---|
| Home Value | $721,702 | $698,310 | N/A | $535,778 |
| 5-Year CAGR | 2.1% | 2.0% | N/A | 4.9% |
| Avg Rent | $2,000 | $2,237 | N/A | - |
| Cap Rate | 2.2% | 2.5% | - | - |
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 80138 (Parker, CO). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 80138 (Parker, CO)?
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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 | $721,702 |
| Monthly Rent | $2,000 |
| Price-to-Rent | 30.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.2% |
| 5-Year IRR | 4.3% |
📈 Home Appreciation
| 1-Year | +0.5% ▲ |
| 3-Year CAGR | +0.3% ▲ |
| 5-Year CAGR | +2.1% ▲ |
| 10-Year CAGR | +5.2% ▲ |
🏠 Rent Trends
| 1-Year | -3.3% ▼ |
| 3-Year CAGR | +0.3% ▲ |
| 5-Year CAGR | +1.9% ▲ |
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 80138
Population: 35,942
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 80138
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
Frequently Asked Questions
How much does a house cost in Parker, CO?
Parker, CO home values average about $722K. That price point suits investors targeting rentals with $2,000/mo in monthly income.
What does house hacking look like in Parker, CO?
Parker, CO offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $2,000/mo rent level.
Are there empty rentals in Parker, CO?
Rental vacancy in Parker, CO is elevated. Investors should budget normal turnover but not chronic empty units.
What is the average monthly rent in Parker, CO?
Rental rates in Parker, CO average $2,000/mo. Tenant demand and $722K home values make the yield look reasonable by investor standards.
Are eviction rules reasonable in Parker, CO?
The landlord environment in Parker, CO is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
You know 80138 now. You don’t know where it ranks.
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How 80138 ranks in Denver-Aurora-Lakewood, CO
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