Zillow places Aurora’s typical home value at $462,424 and typical observed market rent at $1,759 monthly. That implies a 4.56% gross yield before every operating cost. The home value is down 3.55% year over year and rent is down 2.06%, so current income and asset-value momentum are both softer. The Zillow value equals 5.23x ACS median household income, while annual Zillow rent equals 23.89% of that income; these broad affordability gauges do not establish a property’s tenant pool or cash flow.
Aurora’s citywide stock has 37.59% of occupied units renter-occupied and a 4.64% vacancy rate. Vacancy and tenure describe the overall housing base, not leasing speed for a specific property. ACS reports a $469,100 median owner-reported value and $1,835 median gross rent, which includes contract rent plus selected utilities. Those surveyed occupied-housing measures differ in definition and period from Zillow’s typical home value and observed market rent, so they should not be averaged or treated as direct validation.
The city stock is 64.41% single-family and 12.92% in large multifamily buildings. Among renters, 60.31% meet the ACS rent-burden threshold, while 43.80% of vacant units are classified as for rent. Population was 6.86% higher across the overlapping ACS vintages; this is not an annualized rate and may reflect boundary changes. Median household income is $88,368, with poverty at 11.94% and unemployment at 5.89%. These survey shares cannot identify available investment inventory or prove a particular unit will lease quickly; poverty and unemployment are descriptive demand constraints, not causal findings.
Adams County context reports a 0.61% property-tax rate, Arapahoe County context reports 0.52%, and Douglas County context reports 0.55%; each is county-level context, not Aurora’s parcel bill. The broader Denver metro had price drops on 41.78% of listings and jobs declined 0.11%, indicating seller flexibility and a soft labor backdrop at metro scope, not city outcomes. The national Freddie Mac 30-year mortgage rate was 6.58%, a national financing benchmark rather than a local borrower quote.
The headline yield excludes taxes, insurance, financing, repairs, capital spending, management, utilities, HOA charges and vacancy, while city averages conceal property-level condition and lease terms. Before underwriting, verify the parcel’s exact county and tax bill, insurance and hazard exclusions, HOA documents, utility responsibility, title, zoning, inspection findings and near-term capital needs. Test achievable rent against current comparable leases, examine concessions and deposit terms, and build expense and vacancy assumptions from the property’s records. These checks are necessary because citywide vacancy and burden data cannot determine occupancy, tenant quality or net return for the asset.