Real Estate Investing in Denver, Colorado (80238)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80238 (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 (1.3% CAGR).
- High price-to-rent: Price-to-rent ratio 29.0 — hard to cash-flow at these prices.
What’s happening in Denver, CO (80238)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80238 Denver
ZIP 80238 in Denver, CO carries a resilient set of headwinds. Home values near $758K and rents of $2,175/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 80238 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Denver have seen price recovery that 80238 has not matched. Denver County data supports the view that the spread is structural rather than temporary.
Demographically, 80238 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.
Experienced landlords with local relationships tend to find 80238 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 80238
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $314,892 | $2,030 | 4.6% | +3.1% | $314,892 |
| 2BR | $457,549 | $2,420 | 3.8% | +2.9% | $228,774 |
| 3BR | $683,153 | $3,170 | 3.3% | +3.7% | $227,718 |
| 4BR | $894,768 | $3,530 | 2.8% | +4.3% | $223,692 |
| 5BR | $1,182,980 | — | — | +4.9% | $236,596 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80238 Compare?
| Metric | 80238 | Denver | Denver-Aurora-Lakewood, CO | Colorado |
|---|---|---|---|---|
| Home Value | $757,723 | $476,211 | N/A | $535,778 |
| 5-Year CAGR | 1.3% | 0.5% | N/A | 4.9% |
| Avg Rent | $2,175 | $1,946 | N/A | - |
| Cap Rate | 2.2% | 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 80238 (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 | $757,723 |
| Monthly Rent | $2,175 |
| Price-to-Rent | 29.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 3.5% |
📈 Home Appreciation
| 1-Year | +0.1% ▲ |
| 3-Year CAGR | -1.8% ▼ |
| 5-Year CAGR | +1.3% ▲ |
| 10-Year CAGR | +3.7% ▲ |
🏠 Rent Trends
| 1-Year | -6.0% ▼ |
| 3-Year CAGR | -1.8% ▼ |
| 5-Year CAGR | +1.8% ▲ |
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 80238
Population: 29,448
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 80238
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 10,237 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What price range are homes in Denver, CO?
Typical homes in Denver, CO go for around $758K. The 5-year CAGR of 0.0% steady price movement.
How quickly do rentals get leased in Denver, CO?
Denver, CO vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What monthly rent should investors expect in Denver, CO?
Rent in Denver, CO is around $2,175/mo. The resulting rent-to-value relationship with $758K pricing is reasonable for most investor models.
How do landlord-tenant laws work in Denver, CO?
Denver, CO operates under CO law, which is landlord-friendly overall for landlords. Expect predictable treatment in typical lease and eviction cases.
Is it easy to find good tenants in Denver, CO?
Denver, CO draws a measured base of working renters. Demand at the $2,175/mo rent level is reasonable for standard single-family and small multi rentals.
You know 80238 now. You don’t know where it ranks.
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How 80238 ranks in Denver-Aurora-Lakewood, CO
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