Real Estate Investing in Empire, Colorado (80438)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80438 (Empire, 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.
- High vacancy: 23.8% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.2% CAGR).
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Empire, CO (80438)?
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Market Analysis: 80438 Empire
Looking more closely, ZIP 80438 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $357K median. It rewards specialists, not generalists.
The investment case in 80438 is significant only for operators who understand what they are buying. A $357K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 80438's metrics run below Clear Creek County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 80438 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.
Strategically, 80438 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 Empire:
Market Trends
Home Value History (with trend line)
📊 How Does 80438 Compare?
| Metric | 80438 | Empire | Denver-Aurora-Lakewood, CO | Colorado |
|---|---|---|---|---|
| Home Value | $356,562 | $356,562 | N/A | $535,778 |
| 5-Year CAGR | 0.2% | 0.2% | N/A | 4.9% |
| Avg Rent | $1,737 | $1,737 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 80438 (Empire, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $356,562 |
| Monthly Rent | $1,737 |
| Price-to-Rent | 17.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 4.0% |
📈 Home Appreciation
| 1-Year | -0.2% ▼ |
| 3-Year CAGR | -1.3% ▼ |
| 5-Year CAGR | +0.2% ▲ |
| 10-Year CAGR | +5.6% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.8%). 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 80438
Population: 720
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
Frequently Asked Questions
What are home prices like in Empire, CO?
Homes in Empire, CO typically sell near $357K. Prices have moved at a 0.0% 5-year CAGR, which predictable long-term demand.
Do landlords face vacancy issues in Empire, CO?
Empire, CO vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How strong is the working-renter base in Empire, CO?
Empire, CO offers a steady renter base at the $1,737/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is Empire, CO a good market for FHA house hackers?
House hacking in Empire, CO is a challenging. With home values around $357K and rents at $1,737/mo, owner-occupants can offset a meaningful share of PITI.
What is it like being a landlord in Empire, CO?
Landlord-friendliness in Empire, CO is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 80438 now. You don’t know where it ranks.
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How 80438 ranks in Denver-Aurora-Lakewood, CO
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