ZIP CODE 80016 // DENVER-AURORA-LAKEWOOD, CO // DATA AS OF 2026-09-30
Aurora, CO (80016) Rental Property Cap Rate & Cash Flow Report
Located in Arapahoe County (Aurora, CO), Zip Code 80016 ranks #437 of 500 within this selected sample (13th percentile) with a Zillow ZHVI typical home-value index of $730,188 (-0.2% YoY) and a ZORI observed market rent of $2,002/mo (-0.1% YoY). Requires at least 75.3% down payment at 6.5% interest to reach $0/mo break-even cash flow. This model combines different housing populations; it is not an observed average property return. Costs assume state-average tax, 0.5% annual insurance, 13% reserves and no HOA or management. Figures below follow your edits; this headline describes the original benchmark.
Net Monthly Cash Flow
-$2,553/mo
Annual: -$30,635/yr
Modeled Cap Rate
1.87%
NOI: $13,672/yr
Cash-on-Cash Return
-18.24%
Cash Needed: $167,943
1% Rule Ratio
0.27%
Gross Yield: 3.29%
Break-Even Rent
$4,936/mo
State Tax: 0.49%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 80016 BENCHMARK)
Edit any value
Purchase Price (ZHVI proxy)
Monthly Gross Rent (ZORI proxy)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (CO Avg 0.49%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$3,692/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$863/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (80016)
| Year | ZHVI Value | ZORI Rent | Gross Yield |
|---|---|---|---|
| 2021 | $676,481 | $1,853/mo | 3.29% |
| 2022 | $762,054 | $1,998/mo | 3.15% |
| 2023 | $736,729 | $2,027/mo | 3.30% |
| 2024 | $743,577 | $2,063/mo | 3.33% |
| 2025 | $731,865 | $2,004/mo | 3.29% |
| 2026 | $730,188 | $2,002/mo | 3.29% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 80134 Parker, CO | $665,489 | $2,343/mo | 2.69% | -$1,876/mo |
| 80634 Greeley, CO | $440,487 | $1,563/mo | 2.71% | -$1,231/mo |
| 80504 Longmont, CO | $569,219 | $2,082/mo | 2.83% | -$1,537/mo |
| 80013 Aurora, CO | $454,276 | $1,911/mo | 3.40% | -$1,009/mo |
| 80015 Centennial, CO | $535,704 | $2,679/mo | 4.23% | -$820/mo |
| 80022 Commerce City, CO | $462,343 | $2,504/mo | 4.66% | -$541/mo |