Real Estate Investing in Commerce City, Colorado (80640)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 80640 (Commerce City, CO)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Flat appreciation: Values have barely moved over 5 years (1.3% CAGR).
What’s happening in Commerce City, CO (80640)?
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Market Analysis: 80640 Commerce City
Investors eyeing 80640 need to respect the fundamentals at play. Home values of $503K come alongside slower price movement and elevated management overhead.
Rent of $2,558/mo on a $503K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 80640 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Commerce City have seen price recovery that 80640 has not matched. Adams County data supports the view that the spread is structural rather than temporary.
The demographic picture in 80640 includes headwinds that any investor should price in. Income distribution skews lower than Commerce City averages, and tenant stability requires active management.
The right play in 80640 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Commerce City:
Property Strategy for 80640
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $351,956 | $2,460 | 5.0% | +3.4% | $175,978 |
| 3BR | $490,246 | $3,220 | 4.7% | +4.3% | $163,415 |
| 4BR | $536,306 | $3,590 | 4.8% | +4.3% | $134,076 |
| 5BR | $597,235 | — | — | +4.9% | $119,447 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 80640 Compare?
| Metric | 80640 | Commerce City | Denver-Aurora-Lakewood, CO | Colorado |
|---|---|---|---|---|
| Home Value | $503,354 | $488,262 | N/A | $535,778 |
| 5-Year CAGR | 1.3% | 1.2% | N/A | 4.9% |
| Avg Rent | $2,558 | $2,403 | N/A | - |
| Cap Rate | 4.0% | 3.8% | - | - |
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 80640 (Commerce City, CO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $503,354 |
| Monthly Rent | $2,558 |
| Price-to-Rent | 16.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | -0.6% ▼ |
| 3-Year CAGR | -0.9% ▼ |
| 5-Year CAGR | +1.3% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 Rent Trends
| 1-Year | +6.0% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.0%). 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 80640
Population: 14,073
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 80640
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 13,818 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are home prices like in Commerce City, CO?
The median home value in Commerce City, CO is roughly $503K. That puts it reasonable relative to the CO statewide average.
How qualified is the tenant pool in Commerce City, CO?
Expect a solid tenant pool in Commerce City, CO. The rental market absorbs $2,558/mo rents without meaningful friction.
What approach is best for Commerce City, CO real estate?
The best-fit strategy in Commerce City, CO is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How strict are landlord regulations in Commerce City, CO?
Commerce City, CO operates under CO law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
Is vacancy a concern in Commerce City, CO?
Rental vacancy in Commerce City, CO is elevated. Investors should budget normal turnover but not chronic empty units.
You know 80640 now. You don’t know where it ranks.
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How 80640 ranks in Denver-Aurora-Lakewood, CO
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