Real Estate Investing in Thornton, Colorado (80602)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80602 (Thornton, CO)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
No major risk flags on the data we track.
What’s happening in Thornton, CO (80602)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 80602 Thornton
ZIP 80602 in Thornton, CO carries a robust set of headwinds. Home values near $645K and rents of $2,923/mo sit inside a market where underwriting has to be tight.
Rent of $2,923/mo on a $645K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 80602 sits below the stated 0.0% once reality is priced in.
In the broader CO picture, 80602 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A resilient renter share of 8% in 80602 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 80602 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Thornton:
Property Strategy for 80602
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $480,696 | $2,910 | 4.4% | +4.0% | $240,348 |
| 3BR | $587,285 | $3,810 | 4.7% | +4.9% | $195,762 |
| 4BR | $668,227 | $4,250 | 4.6% | +4.7% | $167,057 |
| 5BR | $757,353 | — | — | +4.9% | $151,471 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80602 Compare?
| Metric | 80602 | Thornton | Denver-Aurora-Lakewood, CO | Colorado |
|---|---|---|---|---|
| Home Value | $644,726 | $511,309 | N/A | $535,778 |
| 5-Year CAGR | 1.7% | 1.7% | N/A | 4.9% |
| Avg Rent | $2,923 | $2,068 | N/A | - |
| Cap Rate | 3.5% | 3.1% | - | - |
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 80602 (Thornton, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $644,726 |
| Monthly Rent | $2,923 |
| Price-to-Rent | 18.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 5.2% |
📈 Home Appreciation
| 1-Year | -0.1% ▼ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | +1.7% ▲ |
| 10-Year CAGR | +4.6% ▲ |
🏠 Rent Trends
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +4.8% ▲ |
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 80602
Population: 42,237
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 80602
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
Investor Insight: With 10,611 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are homes affordable in Thornton, CO?
Homes in Thornton, CO typically sell near $645K. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
Is real estate in Thornton, CO a good investment right now?
Yes - Thornton, CO a 2.0/5 investability score. With $645K home prices against $2,923/mo monthly rent, the market delivers a reasonable entry point for new investors.
How do landlord-tenant laws work in Thornton, CO?
Rental owners in Thornton, CO deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
How much do tenants pay in Thornton, CO?
Average rent in Thornton, CO is approximately $2,923/mo per month. Against $645K home values that yields a reasonable rent-to-price ratio.
Can I house hack in Thornton, CO?
The a challenging house-hack environment in Thornton, CO reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 80602 now. You don’t know where it ranks.
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How 80602 ranks in Denver-Aurora-Lakewood, CO
Every ZIP in this metro, ranked. Free.
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