80222’s central measured tension is a longer positive rent path that has given way to recent cooling. The current Zillow ZORI is $1,775 per month, down 2.5% year over year. The one-year same-month annualized rent-history measure is therefore negative, and the three-year measure is also negative at 1.0% annually. In contrast, the five-year same-month annualized change remains a 2.2% gain. Recent direction breaks from the longer five-year expansion while confirming the weaker three-year path; this is a backward-looking rent measurement, not a forecast of the next move.
The history is complete across 90 monthly observations and 89 consecutive monthly returns, which supports interpretation of the observed sequence rather than filling gaps with assumptions. At 2.6% annualized monthly-return variability, the index has shown relatively contained month-to-month movement, but a single current snapshot should still be read as an index level rather than a unit quote. The historical peak-to-trough maximum drawdown reached 5.8%, showing that declines have been material despite modest variability. Transparent national discovery ranks among history-eligible ZIPs were 2,805 for momentum, 850 for stability, and 2,373 for the balanced measure, where lower rank is higher. Those ranks describe past observations only, not investment recommendations.
Zillow ZORI is a typical observed asking-rent index blended across rental types, so it does not represent the median rent paid by occupied households. The five-digit label is both a Zillow ZIP market identifier and a Census ZCTA match. A ZCTA is a statistical area and is not identical to a USPS delivery ZIP. In the matched ACS 2024 five-year survey, median gross rent was $1,782 with a stated margin of error of $77. ACS is a five-year survey of occupied renter homes and its gross-rent concept includes selected utilities, making its near match to ZORI informative but not evidence that the two sources measure the same leases.
The bedroom figures are modelled estimates, not measured bedroom rents. They scale the ZIP ZORI through the local HUD ladder: $1,396 for a studio, $1,490 for one bedroom, $1,775 for two bedrooms, $2,323 for three bedrooms, and $2,591 for four bedrooms. The relevant HUD FY2026 two-bedroom FMR/SAFMR standard is $2,089. HUD FMR/SAFMR is an administrative, bedroom-specific standard rather than asking rent, so the ladder is useful for consistent sizing of the ZIP index but cannot establish what any available apartment is currently advertised for.
The income screen is mixed rather than a statement about household eligibility. Matched ZCTA median household income is $86,472, while an annual income of $71,000 is the arithmetic amount required for the $1,775 monthly ZORI to equal 30% of income. On that aggregate comparison, annualized asking rent equals 24.6% of the median household-income figure. Yet 3,155 of 6,382 renter households, or 49.4%, reported spending at least 30% of income on rent in ACS. The 30% required-income screen is arithmetic, not advice or an applicant qualification rule, and the burden share cannot prove the circumstances or affordability of a particular unit.
The ZCTA contains 11,912 housing units, with 5,998 single-family units and 4,136 units in larger multifamily structures. Renters account for 55.7% of occupied homes, represented by 6,382 renter-occupied units, so renter evidence is central to this area’s housing composition. Total vacancy is 3.8%, and 86 homes were recorded as vacant for rent. These figures distinguish the broader housing stock from advertised listings: they indicate the survey’s occupancy and vacancy structure, not the availability, condition, price, or lease terms of a specific rental home.
Redfin’s direct rolling-three-month ZIP resale observation belongs entirely to the for-sale market, not rental transactions. The ZIP median sold price was $604,363, down 3.3% from a year earlier; 122 homes sold with a median 23 days on market. Inventory stood at 132 homes and months of supply at 3.3. Average sale-to-list was 98.55%, while 10.93% sold above list and 41.94% went off market within two weeks. Those signals show measured resale turnover alongside softer price and list-price signals. The annualized ZIP ZORI divided by median sold price is a 3.52% cross-source screening ratio only; it is not a property-level performance measure. Resale cooling confirms the recent rent-history direction while challenging an interpretation of the five-year rent gain as a currently strengthening market signal.
For wider context only, the City of Denver context asking rent was $1,877, the Arapahoe County context asking rent was $1,821, and the Denver-Aurora-Lakewood, CO metro context asking rent was $1,930. Those city, county, and metro values are broader-geography context rather than ZIP rental comparables or resale evidence. The local renter share is higher than the city context and markedly above the county context, but neither comparison identifies the mix or terms of listings in 80222. Useful property-level checks are the actual advertised rent, bedroom count, lease length, concessions, included utilities, unit condition, current listing status, and whether sale comparables match the property being assessed. What remains unknown is how those unit-specific facts compare with the ZIP-level index and statistical survey measures.
","findings":[{"body":"The ZIP’s current Zillow asking-rent index is $1,775 and is 2.5% below its year-earlier level. The one-year and three-year same-month measures are negative, while the five-year measure remains positive. This combination makes the recent decline a break from the longer expansion, not evidence that the full historical gain has disappeared.","title":"Recent rent cooling interrupts the longer path"},{"body":"Zillow ZORI is a blended asking-rent index, whereas ACS median gross rent is a five-year survey statistic for occupied renter homes that includes selected utilities. The $1,775 ZORI and $1,782 ACS gross-rent figures are close, but their alignment should be treated as a cross-source comparison rather than confirmation of a single market rent.","title":"Similar rent levels do not make Zillow and ACS interchangeable"},{"body":"The 30% screen places required annual income at $71,000, below the matched ZCTA median household income of $86,472. However, 49.4% of renter households reported rent burdens of at least 30% of income. The aggregate screen therefore cannot stand in for the distribution of renter incomes, lease terms, utilities, or household-specific housing costs.","title":"Aggregate income arithmetic conflicts with reported burden"},{"body":"Redfin’s direct rolling-three-month ZIP resale data show a lower median sold price, average sales below list, and 3.3 months of supply, alongside 122 completed sales and a 23-day marketing time. Those are for-sale observations, not rent transactions. The 3.52% rent-price screening ratio is useful only for cross-source orientation and cannot describe a property’s economics.","title":"Resale evidence supports cooling but is not rental evidence"}],"risks":["The ZIP identifier and matched Census ZCTA overlap for this report’s data construction, but a ZCTA is a statistical area rather than a USPS delivery ZIP, so address-level coverage can differ from the statistical geography.","ACS gross rent is based on occupied renter homes over a five-year survey period and includes selected utilities, meaning it may not match current asking rents, lease renewals, concessions, or the composition of newly marketed units.","Bedroom estimates are modelled from ZIP ZORI using the local HUD ladder. HUD standards are administrative and bedroom-specific, so neither the estimates nor FMR/SAFMR should be read as observed asking rents for individual homes.","Redfin resale observations cover a rolling three-month for-sale period. Median price, marketing time, supply, and sale-to-list signals may not match a specific property’s condition, financing terms, list strategy, or transaction timing."],"qa":[{"a":"The Zillow figure is a typical observed asking-rent index blended across rental types, while ACS median gross rent summarizes occupied renter homes in a five-year survey and includes selected utilities. Similar dollar levels can provide useful context, but they do not mean the same homes, leases, dates, or rent definitions are being measured.","q":"Why are the Zillow and ACS rent figures so close but still not interchangeable?"},{"a":"The one-year and three-year same-month annualized changes are negative, whereas the five-year measure remains positive. Complete coverage and relatively low variability support confidence in the recorded index history, but the prior maximum drawdown shows that the current level should not be treated as a stable floor or as a forecast.","q":"What does the rent-history pattern say about the current asking-rent snapshot?"},{"a":"No. The studio through four-bedroom figures are modelled monthly estimates created by scaling the ZIP Zillow ZORI with the local HUD bedroom ladder. They are not measured bedroom rents, current listing medians, or proof of the rent for any particular apartment, house, lease term, or utility arrangement.","q":"Are the bedroom rent figures direct ZIP observations?"},{"a":"Redfin provides direct ZIP evidence about the for-sale market: sold price, sales volume, marketing time, inventory, months of supply, and sale-to-list behavior. It can test whether resale signals broadly align with rent-history cooling, but it does not supply rental comps or establish the economics, terms, or likely performance of a rental property.","q":"What can the Redfin resale data add to a rental decision screen?"}],"sources":[{"key":"apartment_list_time_on_market","name":"Apartment List Time on Market — listing liquidity","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/category/data-rent-estimates"},{"key":"apartment_list_vacancy","name":"Apartment List Vacancy Index — rental vacancy","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/apartment-list-vacancy-index-methodology"},{"key":"census_zcta_facts","name":"Census ACS five-year — ZCTA housing and income","release":"ACS 2024 5-year ZCTA","pulledAt":"2026-08-08","url":"https://api.census.gov/data/2024/acs/acs5.html"},{"key":"hud_zip","name":"HUD USPS crosswalk and Small Area 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