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Arapahoe County/Aurora/80018

80018

ZIPSAFMR
Arapahoe County, CO
Zillow

ZIP Investment Score

67Below average

095130300
BRFMR
Eff. Rent
0 BR$2,330$2,300
1 BR$2,440$2,250
2 BR$2,890$2,520
3 BR$3,790$2,410
4 BR$4,240$2,840
5 BR$4,876Not available
6 BR$5,607Not available
7 BR$6,449Not available
8 BR$7,416Not available

Purchase Price Calculator

Maximum purchase price
$312,554

Cost breakdown

+Likely effective rent$2,520
HUD FMR$2,890
Market rentUsed$2,520
Est. payment standard (92%)$2,650
-Principal and interest-$1,580
Loan amount$250,044
Down payment$62,511
Rate6.50%
Term30 years
-Operating costs-$740
Property taxes-$313
Insurance-$175
Utilities$0
HOA$0
Management-$252
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$40,191(64.3% ROI)
Projected value
$336,587
Return breakdown
Property appreciation+$24,033
Loan principal paid down+$8,958
Rental cash flow+$7,200
5-year hold
+$69,048(110.5% ROI)
Projected value
$353,627
Return breakdown
Property appreciation+$41,072
Loan principal paid down+$15,975
Rental cash flow+$12,000
10-year hold
+$149,608(239.3% ROI)
Projected value
$400,096
Return breakdown
Property appreciation+$87,542
Loan principal paid down+$38,066
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.01
1 BR
1.08
2 BR
1.15
3 BR
1.57
4 BR
1.49
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 80018 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 80018 (Aurora, CO) is $2,890 a month. That is up 6.6% from $2,710 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, 80018 has the 2nd-highest two-bedroom rent (county range $1,890–$3,250). The median county two-bedroom FMR in Colorado is $1,375, so ZIP 80018 is 110% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 80018
BedroomsFY 2027Change90–110% range
Studio$2,330+9.4%$2,097–$2,563
1BR$2,440+7.5%$2,196–$2,684
2BR$2,890+6.6%$2,601–$3,179
3BR$3,790+6.8%$3,411–$4,169
4BR$4,240+7.1%$3,816–$4,664

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 80018
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,330$2,440$2,890$3,790$4,240
FY 2026$2,130$2,270$2,710$3,550$3,960
FY 2025$2,040$2,230$2,670$3,490$3,900
FY 2024$2,110$2,330$2,800$3,660$4,100
FY 2023$1,790$1,980$2,390$3,150$3,540

Two-bedroom rent in nearby Arapahoe County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 80018
80010$1,890−34.6%
80012$2,120−26.6%
80013$2,410−16.6%
80014$2,250−22.1%
80015$2,590−10.4%
80016$2,490−13.8%
80017$2,080−28.0%
80018Current$2,890—
80040$2,060−28.7%
80041$2,160−25.3%
80042$2,060−28.7%
80044$2,160−25.3%

Questions about ZIP 80018 rents

How much will Section 8 pay for a two-bedroom in ZIP 80018?

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 $2,890 it would be $2,601 to $3,179. 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 80018 in?

ZIP 80018 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 80018 for FY 2027?

The two-bedroom FMR rose 6.6%, from $2,710 in FY 2026 to $2,890 in FY 2027. Since FY 2023 it has risen 20.9%.

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