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Douglas County/Larkspur/80118

80118

ZIPSAFMR
Douglas County, CO
Zillow

ZIP Investment Score

46Below average

095130300
BRFMR
Eff. Rent
0 BR$1,640$1,640
1 BR$1,800$1,800
2 BR$2,160$2,160
3 BR$2,830$2,830
4 BR$3,190$3,190
5 BR$3,668Not available
6 BR$4,219Not available
7 BR$4,852Not available
8 BR$5,579Not available

Purchase Price Calculator

Maximum purchase price
$259,059

Cost breakdown

+Likely effective rent$2,160
HUD FMRUsed$2,160
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,310
Loan amount$207,247
Down payment$51,812
Rate6.50%
Term30 years
-Operating costs-$650
Property taxes-$259
Insurance-$175
Utilities$0
HOA$0
Management-$216
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$34,544(66.7% ROI)
Projected value
$278,978
Return breakdown
Property appreciation+$19,919
Loan principal paid down+$7,425
Rental cash flow+$7,200
5-year hold
+$59,283(114.4% ROI)
Projected value
$293,101
Return breakdown
Property appreciation+$34,042
Loan principal paid down+$13,241
Rental cash flow+$12,000
10-year hold
+$128,109(247.3% ROI)
Projected value
$331,617
Return breakdown
Property appreciation+$72,558
Loan principal paid down+$31,551
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
--
Tax rate
--
Mortgage rate
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ZIP 80118 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 80118 (Larkspur, CO) is $2,160 a month. That is down 9.6% from $2,390 in FY 2026. Larkspur 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 12 ZIP codes in Douglas County, 80118 has the 11th-highest two-bedroom rent (county range $2,100–$3,070). The median county two-bedroom FMR in Colorado is $1,375, so ZIP 80118 is 57% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 80118
BedroomsFY 2027Change90–110% range
Studio$1,640−8.9%$1,476–$1,804
1BR$1,800−9.5%$1,620–$1,980
2BR$2,160−9.6%$1,944–$2,376
3BR$2,830−9.3%$2,547–$3,113
4BR$3,190−8.9%$2,871–$3,509

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 80118
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,640$1,800$2,160$2,830$3,190
FY 2026$1,800$1,990$2,390$3,120$3,500
FY 2025$1,990$2,210$2,650$3,460$3,880
FY 2024$2,210$2,450$2,940$3,840$4,310
FY 2023$1,970$2,180$2,630$3,470$3,900

Two-bedroom rent in nearby Douglas County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 80118
80104$2,190+1.4%
80108$2,330+7.9%
80109$2,650+22.7%
80116$2,100−2.8%
80118Current$2,160—
80124$2,450+13.4%
80126$2,800+29.6%
80129$2,640+22.2%
80130$3,070+42.1%
80131$2,750+27.3%
80134$2,420+12.0%
80163$2,470+14.4%

Questions about ZIP 80118 rents

How much will Section 8 pay for a two-bedroom in ZIP 80118?

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 $2,160 it would be $1,944 to $2,376. 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 80118 in?

ZIP 80118 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 80118 for FY 2027?

The two-bedroom FMR fell 9.6%, from $2,390 in FY 2026 to $2,160 in FY 2027. Since FY 2023 it has fallen 17.9%.

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