Real Estate Investing in Boulder, Colorado (80304)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80304 (Boulder, 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.
- High price-to-rent: Price-to-rent ratio 41.5 — hard to cash-flow at these prices.
What’s happening in Boulder, CO (80304)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80304 Boulder
The 80304 ZIP in Boulder, CO is a local-operator market. Outside capital chasing a $1.2M entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 80304 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 80304's metrics run below Boulder County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A notable renter share of 31% in 80304 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Boulder:
Property Strategy for 80304
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $319,325 | $1,960 | 4.4% | +0.9% | $319,325 |
| 2BR | $617,269 | $2,320 | 2.7% | +2.3% | $308,635 |
| 3BR | $1,146,487 | $3,080 | 1.9% | +4.2% | $382,162 |
| 4BR | $1,621,592 | $3,540 | 1.6% | +5.1% | $405,398 |
| 5BR | $2,225,721 | — | — | +5.6% | $445,144 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80304 Compare?
| Metric | 80304 | Boulder | Boulder, CO | Colorado |
|---|---|---|---|---|
| Home Value | $1,229,013 | $404,223 | N/A | $535,778 |
| 5-Year CAGR | 1.8% | 1.5% | N/A | 4.9% |
| Avg Rent | $2,470 | $2,467 | N/A | - |
| Cap Rate | 1.6% | 2.1% | - | - |
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 80304 (Boulder, CO). Anonymous, moderated, never written by AI.
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Property managers serving Boulder County
Manage rentals here? List your business →All County Boulder provides full-service residential property management in Boulder, Erie, Lafayette, Longmont, Louisville, and Lyons, CO, focusing on maximizing rental property investment returns. summary from their website
Boom Properties offers commercial property management and owners association management services in the Boulder Area. summary from their website
Dean Callan & Company provides property management services. 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 | $1,229,013 |
| Monthly Rent | $2,470 |
| Price-to-Rent | 41.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.4% |
| Cap Rate | 1.6% |
| 5-Year IRR | 3.3% |
📈 Home Appreciation
| 1-Year | +3.0% ▲ |
| 3-Year CAGR | -0.7% ▼ |
| 5-Year CAGR | +1.8% ▲ |
| 10-Year CAGR | +4.5% ▲ |
🏠 Rent Trends
| 1-Year | -16.8% ▼ |
| 3-Year CAGR | -3.9% ▼ |
| 5-Year CAGR | +0.0% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.6%). 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 80304
Population: 25,634
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 80304
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
Frequently Asked Questions
Are there empty rentals in Boulder, CO?
Boulder, CO vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What is the typical renter like in Boulder, CO?
Boulder, CO draws a steady base of working renters. Demand at the $2,470/mo rent level is reasonable for standard single-family and small multi rentals.
What is the investability score for Boulder, CO?
Investors tracking Boulder, CO will find a 2.0/5 rating supported by $1.2M median home values and $2,470/mo rents. That profile suits long-term holders targeting predictable returns.
Is CO a landlord-friendly state?
Boulder, CO operates under CO law, which is landlord-friendly overall for landlords. Expect measured treatment in typical lease and eviction cases.
Are homes affordable in Boulder, CO?
The median home value in Boulder, CO is roughly $1.2M. That puts it reasonable relative to the CO statewide average.
You know 80304 now. You don’t know where it ranks.
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How 80304 ranks in Boulder, CO
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