Real Estate Investing in Denver, Colorado (80203)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80203 (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.
- Declining values: -1.8% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 4.9% in the last year.
What’s happening in Denver, CO (80203)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80203 Denver
This part of Denver County is not an easy win. The 80203 ZIP stands at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $1,553/mo on a $347K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 80203 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Denver have seen price recovery that 80203 has not matched. Denver County data supports the view that the spread is structural rather than temporary.
Resident income in 80203 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 80203 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Denver:
Property Strategy for 80203
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $271,440 | $2,070 | 5.5% | +1.6% | $271,440 |
| 2BR | $430,972 | $2,460 | 4.1% | +1.6% | $215,486 |
| 3BR | $705,278 | $3,220 | 3.3% | +2.4% | $235,093 |
| 4BR | $872,298 | $3,590 | 3.0% | +2.8% | $218,074 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80203 Compare?
| Metric | 80203 | Denver | Denver-Aurora-Lakewood, CO | Colorado |
|---|---|---|---|---|
| Home Value | $346,664 | $476,211 | N/A | $535,778 |
| 5-Year CAGR | N/A | 0.5% | N/A | 4.9% |
| Avg Rent | $1,553 | $1,946 | N/A | - |
| Cap Rate | 3.5% | 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 80203 (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 | $346,664 |
| Monthly Rent | $1,553 |
| Price-to-Rent | 18.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 1.7% |
📈 Home Appreciation
| 1-Year | -4.9% ▼ |
| 3-Year CAGR | -4.4% ▼ |
| 5-Year CAGR | -1.8% ▼ |
| 10-Year CAGR | +1.6% ▲ |
🏠 Rent Trends
| 1-Year | -0.5% ▼ |
| 3-Year CAGR | -1.3% ▼ |
| 5-Year CAGR | +0.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.5%). 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 80203
Population: 22,355
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 80203
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Cheltenham Elementary School
Denver Center for International Studies at Fairmon
Center for Talent Development at Greenlee
DSST: Cole High School
McAuliffe Manual Middle 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
Investor Insight: With 14,855 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is housing expensive in Denver, CO?
Denver, CO median home values land near $347K. That is reasonable territory for investors looking at $1,553/mo-per-month rentals.
What is the typical rental rate in Denver, CO?
The typical rental in Denver, CO commands about $1,553/mo monthly. That rent profile predictable cash flow against the $347K purchase basis.
Is Denver, CO good for landlords?
Denver, CO falls under CO landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Does house hacking work in Denver, CO?
House hacking works a challenging in Denver, CO. Rents of $1,553/mo against $347K acquisition make the strategy solid for owner-occupants.
What is the smart move for investors in Denver, CO?
In Denver, CO the solid play is typically careful cash-flow rentals with hands-on management. The combination of $347K prices and $1,553/mo rents suits that approach.
You know 80203 now. You don’t know where it ranks.
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How 80203 ranks in Denver-Aurora-Lakewood, CO
Every ZIP in this metro, ranked. Free.
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