Real Estate Investing in Morrison, Colorado (80465)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80465 (Morrison, CO)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Morrison, CO (80465)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80465 Morrison
Not every below-median market is a bargain. Morrison's 80465 ZIP reports signals that favor experienced operators who can absorb the risk $716K pricing implies.
In practical terms, the numbers look inviting — $716K purchase price, 0.0% nominal cap — the work to hit that pro forma in 80465 is substantial and deserves full respect.
Meanwhile, 80465 offers a low basis, the region around Morrison has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 80465 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.
New investors are better served looking at Morrison's stable or hybrid ZIPs before stepping into 80465. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Morrison:
Property Strategy for 80465
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $419,152 | $2,090 | 3.6% | +2.2% | $419,152 |
| 2BR | $544,389 | $2,490 | 3.3% | +5.1% | $272,195 |
| 3BR | $619,020 | $3,260 | 3.8% | +5.2% | $206,340 |
| 4BR | $772,605 | $3,630 | 3.4% | +5.8% | $193,151 |
| 5BR | $1,205,131 | — | — | +7.3% | $241,026 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80465 Compare?
| Metric | 80465 | Morrison | Denver-Aurora-Lakewood, CO | Colorado |
|---|---|---|---|---|
| Home Value | $716,229 | $716,229 | N/A | $535,778 |
| 5-Year CAGR | 2.3% | 2.3% | N/A | 4.9% |
| Avg Rent | $2,585 | $2,585 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
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 80465 (Morrison, CO). Anonymous, moderated, never written by AI.
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Property managers serving Jefferson County
Manage rentals here? List your business →Aim High Property Management handles the full rental cycle for residential properties, including finding qualified tenants, protecting home condition, collecting rent, and reporting to owners. summary from their website
Association & Community Management provides professional management solutions for Homeowners Associations for over 60 years, focusing on personal service and integrity. summary from their website
Colorado Luxe Living offers real estate and property management services for the Front Range. 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 | $716,229 |
| Monthly Rent | $2,585 |
| Price-to-Rent | 23.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 5.1% |
📈 Home Appreciation
| 1-Year | +0.9% ▲ |
| 3-Year CAGR | +1.0% ▲ |
| 5-Year CAGR | +2.3% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 Rent Trends
| 1-Year | +8.9% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.8%). 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 80465
Population: 16,277
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 80465
Schools in This ZIP Code
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
Parmalee 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
Investor Insight: With 8,132 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How tight is the rental market in Morrison, CO?
Occupancy in Morrison, CO runs steady with elevated vacancy. Well-priced units at $2,585/mo lease on reasonable timelines.
What strategy should investors use in Morrison, CO?
For Morrison, CO, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How strong are rents in Morrison, CO?
Rents in Morrison, CO run near $2,585/mo. Compared with median home prices of $716K that produces solid gross yields for typical rentals.
Can I house hack in Morrison, CO?
The a challenging house-hack environment in Morrison, CO reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What kind of market is Morrison, CO for investors?
With a 3.0/5 investability score, Morrison, CO ranks as a solid market for rental property investors. Median prices of $716K and rents of $2,585/mo drive the underlying numbers.
You know 80465 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 80465 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 80465 ranks in Denver-Aurora-Lakewood, CO
Every ZIP in this metro, ranked. Free.
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