80045

ZIPSAFMR

Adams County, CO

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,920	$1,270	0.2%
1 BR	$2,010	$1,510	-1.8%
2 BR	$2,380	$2,240	-2.1%
3 BR	$3,120	$2,450	-2.0%
4 BR	$3,490	$2,790	-2.1%
5 BR	$4,013	Not available	-2.1%
6 BR	$4,616	Not available	-2.1%
7 BR	$5,308	Not available	-2.1%
8 BR	$6,104	Not available	-2.1%

Purchase Price Calculator

Maximum purchase price

$270,947

Cost breakdown

+Likely effective rent$2,240

HUD FMR$2,380

Market rentUsed$2,240

Est. payment standard (96%)$2,290

-Principal and interest-$1,370

Loan amount$216,757

Down payment$54,189

Rate6.50%

Term30 years

-Operating costs-$670

Property taxes-$271

Insurance-$175

Utilities$0

HOA$0

Management-$224

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$35,799(66.1% ROI)

Projected value

$291,780

Return breakdown

Property appreciation+$20,833

Loan principal paid down+$7,766

Rental cash flow+$7,200

5-year hold

+$61,453(113.4% ROI)

Projected value

$306,551

Return breakdown

Property appreciation+$35,605

Loan principal paid down+$13,849

Rental cash flow+$12,000

10-year hold

+$132,887(245.2% ROI)

Projected value

$346,835

Return breakdown

Property appreciation+$75,888

Loan principal paid down+$32,999

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.51ratio

FMR$1,920

Market$1,270

vs market+$650

FMR is above market; underwrite to market rent.

1.51

1 BR

1.33ratio

FMR$2,010

Market$1,510

vs market+$500

FMR is above market; underwrite to market rent.

1.33

2 BR

1.06ratio

FMR$2,380

Market$2,240

vs market+$140

FMR is near market; voucher and private rents are aligned.

1.06

3 BR

1.27ratio

FMR$3,120

Market$2,450

vs market+$670

FMR is above market; underwrite to market rent.

1.27

4 BR

1.25ratio

FMR$3,490

Market$2,790

vs market+$700

FMR is above market; underwrite to market rent.

1.25

0.700.800.901.001.101.201.30aligned range

Historical

FY 2023-2027

FMR: FY2027
Market rent: last ~365 days
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 80045 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 80045 (Aurora, CO) is $2,380 a month. That is up 1.7% from $2,340 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 18 ZIP codes in Adams County, 80045 has the 4th-highest two-bedroom rent (county range $1,890–$2,950). The median county two-bedroom FMR in Colorado is $1,375, so ZIP 80045 is 73% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 80045
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,840	$1,920	+4.3%	$1,728–$2,112
1BR	$1,960	$2,010	+2.6%	$1,809–$2,211
2BR	$2,340	$2,380	+1.7%	$2,142–$2,618
3BR	$3,060	$3,120	+2.0%	$2,808–$3,432
4BR	$3,420	$3,490	+2.0%	$3,141–$3,839

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 80045
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,920	$2,010	$2,380	$3,120	$3,490
FY 2026	$1,840	$1,960	$2,340	$3,060	$3,420
FY 2025	$1,880	$2,060	$2,460	$3,210	$3,590
FY 2024	$1,910	$2,120	$2,540	$3,320	$3,720
FY 2023	$1,620	$1,790	$2,160	$2,850	$3,200

Two-bedroom rent in nearby Adams County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 80045
80011	$2,010	−15.5%
80019	$1,890	−20.6%
80024	$1,890	−20.6%
80030	$1,890	−20.6%
80035	$2,060	−13.4%
80036	$2,060	−13.4%
80037	$2,060	−13.4%
80045Current	$2,380	—
80102	$1,890	−20.6%
80229	$2,090	−12.2%
80233	$2,250	−5.5%
80241	$2,460	+3.4%

Questions about ZIP 80045 rents

How much will Section 8 pay for a two-bedroom in ZIP 80045?

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 $2,380 it would be $2,142 to $2,618. 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 80045 in?

ZIP 80045 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 80045 for FY 2027?

The two-bedroom FMR rose 1.7%, from $2,340 in FY 2026 to $2,380 in FY 2027. Since FY 2023 it has risen 10.2%.

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 rent Aurora, CO fair market rent CO statewide rents What is SAFMR?Data sources