Real Estate Investing in Denver, Colorado (80204)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80204 (Denver, CO)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Declining values: -0.4% 5-year CAGR — values have moved lower.
What’s happening in Denver, CO (80204)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80204 Denver
In practical terms, ZIP 80204 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $528K median. It rewards specialists, not generalists.
Rent of $1,958/mo on a $528K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 80204 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Denver have seen price recovery that 80204 has not matched. Denver County data supports the view that the spread is structural rather than temporary.
On the rental side, 35,518 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Experienced landlords with local relationships tend to find 80204 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 Denver:
Property Strategy for 80204
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $368,454 | $1,870 | 3.7% | +0.3% | $368,454 |
| 2BR | $491,131 | $2,230 | 3.3% | +2.0% | $245,565 |
| 3BR | $622,378 | $2,920 | 3.4% | +3.2% | $207,459 |
| 4BR | $665,100 | $3,250 | 3.5% | +2.9% | $166,275 |
| 5BR | $674,463 | — | — | +3.4% | $134,893 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80204 Compare?
| Metric | 80204 | Denver | Denver-Aurora-Lakewood, CO | Colorado |
|---|---|---|---|---|
| Home Value | $527,699 | $476,211 | N/A | $535,778 |
| 5-Year CAGR | N/A | 0.5% | N/A | 4.9% |
| Avg Rent | $1,958 | $1,946 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
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 80204 (Denver, CO). Anonymous, moderated, never written by AI.
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Property managers serving Denver County
Manage rentals here? List your business →Avail Property Management is a property management company focused on providing a better way of living for residents and maximizing investment for owners. summary from their website
This domain is for sale for $5,795 or monthly payments. summary from their website
Beacon Property Management LLC offers property management services in Denver. 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 | $527,699 |
| Monthly Rent | $1,958 |
| Price-to-Rent | 22.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 2.5% |
📈 Home Appreciation
| 1-Year | -0.9% ▼ |
| 3-Year CAGR | -3.3% ▼ |
| 5-Year CAGR | -0.4% ▼ |
| 10-Year CAGR | +3.9% ▲ |
🏠 Rent Trends
| 1-Year | -3.3% ▼ |
| 3-Year CAGR | -1.6% ▼ |
| 5-Year CAGR | +0.8% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.9%). 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 80204
Population: 35,518
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 80204
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 14,855 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much rent can I charge in Denver, CO?
Denver, CO rentals go for roughly $1,958/mo a month. That puts gross yield in solid territory relative to $528K acquisition costs.
What are vacancy rates like in Denver, CO?
Vacancy in Denver, CO is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,958/mo.
How expensive is real estate in Denver, CO?
Median home price in Denver, CO is near $528K, with a 5-year CAGR of 0.0%. Prices have been steady and supportive of buy-and-hold strategies.
Does Denver, CO favor landlords or tenants?
Rental owners in Denver, CO deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What is the best play in Denver, CO?
Denver, CO investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($528K prices, $1,958/mo rents) make it a reasonable choice.
You know 80204 now. You don’t know where it ranks.
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How 80204 ranks in Denver-Aurora-Lakewood, CO
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