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Adams County/Thornton/80241

80241

ZIPSAFMR
Adams County, CO
Zillow

ZIP Investment Score

76Below average

095130300
BRFMR
Eff. Rent
0 BR$1,990$1,320
1 BR$2,080$1,350
2 BR$2,460$2,330
3 BR$3,230$2,590
4 BR$3,610$2,990
5 BR$4,152Not available
6 BR$4,774Not available
7 BR$5,490Not available
8 BR$6,314Not available

Purchase Price Calculator

Maximum purchase price
$284,321

Cost breakdown

+Likely effective rent$2,330
HUD FMR$2,460
Market rentUsed$2,330
Est. payment standard (97%)$2,380
-Principal and interest-$1,438
Loan amount$227,456
Down payment$56,864
Rate6.50%
Term30 years
-Operating costs-$692
Property taxes-$284
Insurance-$175
Utilities$0
HOA$0
Management-$233
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$37,211(65.4% ROI)
Projected value
$306,182
Return breakdown
Property appreciation+$21,862
Loan principal paid down+$8,149
Rental cash flow+$7,200
5-year hold
+$63,894(112.4% ROI)
Projected value
$321,683
Return breakdown
Property appreciation+$37,362
Loan principal paid down+$14,532
Rental cash flow+$12,000
10-year hold
+$138,261(243.1% ROI)
Projected value
$363,954
Return breakdown
Property appreciation+$79,634
Loan principal paid down+$34,628
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.51
1 BR
1.54
2 BR
1.06
3 BR
1.25
4 BR
1.21
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 80241 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 80241 (Thornton, CO) is $2,460 a month. That is up 5.6% from $2,330 in FY 2026. Thornton 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, 80241 has the 3rd-highest two-bedroom rent (county range $1,890–$2,950). The median county two-bedroom FMR in Colorado is $1,375, so ZIP 80241 is 79% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 80241
BedroomsFY 2027Change90–110% range
Studio$1,990+8.7%$1,791–$2,189
1BR$2,080+6.1%$1,872–$2,288
2BR$2,460+5.6%$2,214–$2,706
3BR$3,230+5.9%$2,907–$3,553
4BR$3,610+6.2%$3,249–$3,971

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 80241
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,990$2,080$2,460$3,230$3,610
FY 2026$1,830$1,960$2,330$3,050$3,400
FY 2025$1,850$2,010$2,410$3,150$3,520
FY 2024$1,900$2,100$2,520$3,290$3,690
FY 2023$1,630$1,800$2,170$2,860$3,210

Two-bedroom rent in nearby Adams County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 80241
80019$1,890−23.2%
80024$1,890−23.2%
80030$1,890−23.2%
80035$2,060−16.3%
80036$2,060−16.3%
80037$2,060−16.3%
80045$2,380−3.3%
80102$1,890−23.2%
80229$2,090−15.0%
80233$2,250−8.5%
80241Current$2,460—
80260$1,890−23.2%

Questions about ZIP 80241 rents

How much will Section 8 pay for a two-bedroom in ZIP 80241?

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 $2,460 it would be $2,214 to $2,706. 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 80241 in?

ZIP 80241 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 80241 for FY 2027?

The two-bedroom FMR rose 5.6%, from $2,330 in FY 2026 to $2,460 in FY 2027. Since FY 2023 it has risen 13.4%.

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