Skip to main content
Loading page
Arapahoe County/Aurora/80016

80016

ZIPSAFMR
Arapahoe County, CO
Zillow

ZIP Investment Score

53Below average

095130300
BRFMR
Eff. Rent
0 BR$2,010$1,520
1 BR$2,100$1,600
2 BR$2,490$2,250
3 BR$3,270$2,510
4 BR$3,650$2,970
5 BR$4,198Not available
6 BR$4,827Not available
7 BR$5,551Not available
8 BR$6,384Not available

Purchase Price Calculator

Maximum purchase price
$272,433

Cost breakdown

+Likely effective rent$2,250
HUD FMR$2,490
Market rentUsed$2,250
Est. payment standard (94%)$2,330
-Principal and interest-$1,378
Loan amount$217,946
Down payment$54,487
Rate6.50%
Term30 years
-Operating costs-$672
Property taxes-$272
Insurance-$175
Utilities$0
HOA$0
Management-$225
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$35,956(66.0% ROI)
Projected value
$293,380
Return breakdown
Property appreciation+$20,948
Loan principal paid down+$7,808
Rental cash flow+$7,200
5-year hold
+$61,725(113.3% ROI)
Projected value
$308,232
Return breakdown
Property appreciation+$35,800
Loan principal paid down+$13,925
Rental cash flow+$12,000
10-year hold
+$133,484(245.0% ROI)
Projected value
$348,737
Return breakdown
Property appreciation+$76,304
Loan principal paid down+$33,180
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

Market Alignment

Studio
1.32
1 BR
1.31
2 BR
1.11
3 BR
1.30
4 BR
1.23
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 80016 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 80016 (Aurora, CO) is $2,490 a month. That is up 4.2% from $2,390 in FY 2026. Aurora is in the Denver-Aurora-Centennial, CO MSA. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the metro-wide two-bedroom FMR of $2,169. Among 35 ZIP codes in Arapahoe County, 80016 is tied for the 7th-highest two-bedroom rent (county range $1,890–$3,250). The median county two-bedroom FMR in Colorado is $1,375, so ZIP 80016 is 81% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 80016
BedroomsFY 2027Change90–110% range
Studio$2,010+6.9%$1,809–$2,211
1BR$2,100+4.5%$1,890–$2,310
2BR$2,490+4.2%$2,241–$2,739
3BR$3,270+4.5%$2,943–$3,597
4BR$3,650+4.6%$3,285–$4,015

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 80016
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,010$2,100$2,490$3,270$3,650
FY 2026$1,880$2,010$2,390$3,130$3,490
FY 2025$1,880$2,060$2,460$3,210$3,590
FY 2024$1,940$2,150$2,580$3,370$3,780
FY 2023$1,630$1,810$2,180$2,880$3,230

Two-bedroom rent in nearby Arapahoe County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 80016
80010$1,890−24.1%
80012$2,120−14.9%
80013$2,410−3.2%
80014$2,250−9.6%
80015$2,590+4.0%
80016Current$2,490—
80017$2,080−16.5%
80018$2,890+16.1%
80040$2,060−17.3%
80041$2,160−13.3%
80042$2,060−17.3%
80044$2,160−13.3%

Questions about ZIP 80016 rents

How much will Section 8 pay for a two-bedroom in ZIP 80016?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $2,169, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,952 to $2,386 a month; under the ZIP-level Small Area FMR of $2,490 it would be $2,241 to $2,739. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 80016 in?

ZIP 80016 is in the Denver-Aurora-Centennial, CO MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $2,169.

How much did fair market rent change in ZIP 80016 for FY 2027?

The two-bedroom FMR rose 4.2%, from $2,390 in FY 2026 to $2,490 in FY 2027. Since FY 2023 it has risen 14.2%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentAurora, CO fair market rentCO statewide rentsWhat is SAFMR?Data sources