Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / sellerbuyer-timing lens
Balanced Market
Needs 43.5% correction for affordability
DOM: 43d (falling) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)100
Valuation Gap (25%)10
Supply & Demand (20%)20
Buy vs Rent (15%)100
Cancellation Rate (10%)50
Days on Market (5%)40
Balanced market in 80246. List price is roughly fair — focus on condition and value. Payment burden: 53.2% of median income. A 34% price correction needed to reach 30% affordability threshold. Median days on market: 43. Renting is approximately 195% cheaper than buying (price-to-rent ratio: 35.4).
Balanced market conditions. Prices roughly aligned with fundamentals — similar to stable periods in 2014-2015.
COOLINGBUYER ADVANTAGE
Market is cooling with expanding inventory. Buyers have strong negotiating leverage. Prices down 2.5% YoY.
Address lookup$99 report path
Look Up an Address in 80246
Just type the street — we'll auto-scope the search to ZIP 80246.
Grant Family Education CenterAngry Uncle ArtworksAspen UniversityCablelandColorado Department of Public Health and EnvironmentAmerican Raptors+2 more
Dining & cafés40
Tea StreetLan's Noodles & DumplingsStarbucksPizza RepublicaCafe RioNative Foods Cafe+34 more
Land & water1
Waterford watering hole
Weekend range12
Cherry Creek State Park · state park7 mi
Chatfield State Park · state park17 mi
Barr Lake State Park · state park17 mi
Roxborough State Park · state park19 mi
Eldorado Canyon State Park · state park25 mi
The Bluffs at Castle Point · state park26 mi
Castlewood Canyon State Park · state park29 mi
Golden Gate Canyon · state park29 mi
Staunton State Park · state park29 mi
St. Vrain State Park · state park32 mi
Straight-line distance from the ZIP centroid (USGS PAD-US).
5,354 ft above sea level elevation · USGS 3DEP12 protected / open-space parcels · USGS PAD-USDenver: incorporated/founded 1858-11-22; named after James W. Denver · Wikidata
Denver County contextmacro · jobs · debt · migration
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.
This ZIP code crosses county lines. Property data shows Denver (79.4%) and Arapahoe (20.6%). County metrics below are shown separately for each county.
Denver (79.4%)
Arapahoe (20.6%)
ZIP 80246→2 counties
12-Month Direction
-15Moderate Deterioration
Confidence
100%
DeterioratingStableImproving
BuildersLens Market Intelligence
Market Score
39· Weak
Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.
Payment Burden39
36.8%
severe
Source: Lotvox · Updated 2026-05-15
Buy vs Rent0
2.103x
rent advantage
Source: Lotvox · Updated 2026-05-15
Valuation19
+56.4%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand11
3.3 mo
balanced
Source: Lotvox MLS · Updated 2026-05-15
Insurance Risk
34/100
moderate
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators are mixed relative to comparable U.S. counties.
Unemployment Rate
4.6%
CO 3.8%US 4.4%
Near national averages
Source: BLS LAUS · 2026-0540d ago
Poverty Rate
10.5%
CO 9.4%US 12.6%
Near national averages
Median Household Income
$91,681
CO $94,510US $82,006
Higher than most U.S. counties
Cost of Living (RPP)
112.5
CO 111.8US 100.3
Higher than many comparable counties
Home Value (ZHVI)$548,894
County data: BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA · Coverage derived from property records · Counties with <2% coverage excluded as likely data errors
