Real Estate Investing in Denver, Colorado (80221)
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Should you buy in 80221 (Denver, 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 (1.0% CAGR).
What’s happening in Denver, CO (80221)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80221 Denver
ZIP 80221 in Denver, CO carries a solid set of headwinds. Home values near $451K and rents of $2,090/mo sit inside a market where underwriting has to be tight.
The investment case in 80221 is resilient only for operators who understand what they are buying. A $451K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 80221 sits on the difficult end of the CO spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
A substantial renter share of 33% in 80221 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 80221 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Denver:
Property Strategy for 80221
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $348,248 | $1,620 | 3.3% | +1.5% | $348,248 |
| 2BR | $400,658 | $1,930 | 3.5% | +3.1% | $200,329 |
| 3BR | $447,845 | $2,520 | 4.1% | +3.5% | $149,282 |
| 4BR | $485,330 | $2,820 | 4.2% | +3.8% | $121,332 |
| 5BR | $494,181 | — | — | +3.9% | $98,836 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80221 Compare?
| Metric | 80221 | Denver | Denver-Aurora-Lakewood, CO | Colorado |
|---|---|---|---|---|
| Home Value | $451,494 | $476,211 | N/A | $535,778 |
| 5-Year CAGR | 1.0% | 0.5% | N/A | 4.9% |
| Avg Rent | $2,090 | $1,946 | N/A | - |
| Cap Rate | 3.6% | 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 80221 (Denver, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $451,494 |
| Monthly Rent | $2,090 |
| Price-to-Rent | 18.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 4.6% |
📈 Home Appreciation
| 1-Year | -0.3% ▼ |
| 3-Year CAGR | -1.2% ▼ |
| 5-Year CAGR | +1.0% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 Rent Trends
| 1-Year | -2.3% ▼ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | +2.7% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.6%). 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 80221
Population: 40,938
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 80221
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 11,091 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are homes affordable in Denver, CO?
Denver, CO home values average about $451K. That price point suits investors targeting rentals with $2,090/mo in monthly income.
How strong are rents in Denver, CO?
Investors in Denver, CO typically see rents near $2,090/mo per month against $451K home values - a solid setup for rental cash flow.
Can I live-in-and-rent in Denver, CO?
House hacking in Denver, CO is a challenging. With home values around $451K and rents at $2,090/mo, owner-occupants can offset a meaningful share of PITI.
Is Denver, CO a friendly market for rental owners?
For rental operators, Denver, CO rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
How deep is the rental pool in Denver, CO?
Expect a solid tenant pool in Denver, CO. The rental market absorbs $2,090/mo rents without meaningful friction.
You know 80221 now. You don’t know where it ranks.
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How 80221 ranks in Denver-Aurora-Lakewood, CO
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