Real Estate Investing in Denver, Colorado (80246)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80246 (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.
- Elevated vacancy: 8.4% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 33.7 — hard to cash-flow at these prices.
What’s happening in Denver, CO (80246)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80246 Denver
The 80246 ZIP in Denver, CO is a local-operator market. Outside capital chasing a $574K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 80246 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Denver have seen price recovery that 80246 has not matched. Denver County data supports the view that the spread is structural rather than temporary.
Who lives in 80246 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 80246 is an operator game, not a passive one. From a cash-flow lens, entry prices of $574K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Denver:
Property Strategy for 80246
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $217,424 | $1,850 | 6.1% | +3.5% | $217,424 |
| 2BR | $345,145 | $2,200 | 4.6% | +2.4% | $172,573 |
| 3BR | $590,733 | $2,880 | 3.5% | +3.2% | $196,911 |
| 4BR | $917,225 | $3,210 | 2.5% | +4.9% | $229,306 |
| 5BR | $2,012,943 | — | — | +7.4% | $402,589 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80246 Compare?
| Metric | 80246 | Denver | Denver-Aurora-Lakewood, CO | Colorado |
|---|---|---|---|---|
| Home Value | $573,575 | $476,211 | N/A | $535,778 |
| 5-Year CAGR | 1.5% | 0.5% | N/A | 4.9% |
| Avg Rent | $1,420 | $1,946 | N/A | - |
| Cap Rate | 1.9% | 2.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 80246 (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 | $573,575 |
| Monthly Rent | $1,420 |
| Price-to-Rent | 33.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.0% |
| Cap Rate | 1.9% |
| 5-Year IRR | 3.5% |
📈 Home Appreciation
| 1-Year | +2.7% ▲ |
| 3-Year CAGR | -0.4% ▼ |
| 5-Year CAGR | +1.5% ▲ |
| 10-Year CAGR | +4.7% ▲ |
🏠 Rent Trends
| 1-Year | +2.0% ▲ |
| 3-Year CAGR | -1.3% ▼ |
| 5-Year CAGR | +1.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.9%). 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 80246
Population: 13,028
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 80246
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Dora Moore ECE-8 School
Ellis Elementary School
Holly Hills Elementary School
Asbury Elementary School
Bromwell Elementary School
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 should investors approach Denver, CO?
In Denver, CO the robust play is typically careful cash-flow rentals with hands-on management. The combination of $574K prices and $1,420/mo rents suits that approach.
Do landlords face vacancy issues in Denver, CO?
Rental vacancy in Denver, CO is elevated. Investors should budget normal turnover but not chronic empty units.
How qualified is the tenant pool in Denver, CO?
The tenant pool in Denver, CO is solid, supported by local employment and population fundamentals. Rents of $1,420/mo are well-absorbed by the market.
Is Denver, CO suited for a house hack?
For house hackers, Denver, CO is a challenging. The $1,420/mo rent on a unit helps defray the mortgage on a $574K property.
How strict are landlord regulations in Denver, CO?
Rental owners in Denver, CO deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 80246 now. You don’t know where it ranks.
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How 80246 ranks in Denver-Aurora-Lakewood, CO
Every ZIP in this metro, ranked. Free.
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