Real Estate Investing in Boulder, Colorado (80302)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80302 (Boulder, 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: 8.0% vacancy may signal weakening demand.
- Flat appreciation: Values have barely moved over 5 years (1.0% CAGR).
- High price-to-rent: Price-to-rent ratio 39.9 — hard to cash-flow at these prices.
What’s happening in Boulder, CO (80302)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80302 Boulder
The 80302 ZIP covers a section of Boulder that demands careful diligence. Prices near $1.1M look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 80302 can be a a viable market for hunting ground — but the discount at $1.1M reflects genuine risk that outside investors often underestimate.
Statewide comparisons place 80302 among CO's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A resilient renter share of 60% in 80302 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
appears 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 80302
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $373,437 | $1,910 | 3.7% | +0.5% | $373,437 |
| 2BR | $807,644 | $2,260 | 2.0% | +2.7% | $403,822 |
| 3BR | $1,184,284 | $3,000 | 1.8% | +4.3% | $394,761 |
| 4BR | $1,640,703 | $3,450 | 1.5% | +5.0% | $410,176 |
| 5BR | $2,072,543 | — | — | +4.6% | $414,509 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80302 Compare?
| Metric | 80302 | Boulder | Boulder, CO | Colorado |
|---|---|---|---|---|
| Home Value | $1,109,412 | $404,223 | N/A | $535,778 |
| 5-Year CAGR | 1.0% | 1.5% | N/A | 4.9% |
| Avg Rent | $2,319 | $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 80302 (Boulder, CO). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 80302 (Boulder, CO)?
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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 | $1,109,412 |
| Monthly Rent | $2,319 |
| Price-to-Rent | 39.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.5% |
| Cap Rate | 1.6% |
| 5-Year IRR | 2.6% |
📈 Home Appreciation
| 1-Year | +1.1% ▲ |
| 3-Year CAGR | -0.8% ▼ |
| 5-Year CAGR | +1.0% ▲ |
| 10-Year CAGR | +4.2% ▲ |
🏠 Rent Trends
| 1-Year | -34.1% ▼ |
| 3-Year CAGR | -10.2% ▼ |
| 5-Year CAGR | -3.6% ▼ |
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 80302
Population: 29,751
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 80302
Schools in This ZIP Code
About Repit School Scores
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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
What are rental rates like in Boulder, CO?
Expect rents around $2,319/mo per month in Boulder, CO. With home values at $1.1M, the yield math works out to reasonable levels for rental investors.
What does house hacking look like in Boulder, CO?
Boulder, CO offers a tougher house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $2,319/mo rent level.
How strong is Boulder, CO for real estate investors?
Yes - Boulder, CO a 2.0/5 investability score. With $1.1M home prices against $2,319/mo monthly rent, the market delivers a reasonable entry point for new investors.
How tight is the rental market in Boulder, CO?
Occupancy in Boulder, CO runs reliable with elevated vacancy. Well-priced units at $2,319/mo lease on reasonable timelines.
What real estate strategy is ideal for Boulder, CO?
Investors usually favor careful cash-flow rentals with hands-on management in Boulder, CO. With home values at $1.1M and rents near $2,319/mo, other strategies can work but produce measured rather than outsized returns.
You know 80302 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 80302 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 80302 ranks in Boulder, CO
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