Gilpin County/Central City/80427

80427

ZIPSAFMR

Gilpin County, CO

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ZIP Investment Score

74Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,500	$1,500	1.1%
1 BR	$1,580	$1,610	-0.6%
2 BR	$1,890	$1,880	-0.7%
3 BR	$2,470	$2,320	-0.7%
4 BR	$2,750	$2,400	-1.0%
5 BR	$3,162	Not available	-1.0%
6 BR	$3,637	Not available	-1.0%
7 BR	$4,182	Not available	-1.0%
8 BR	$4,810	Not available	-1.0%

Purchase Price Calculator

Maximum purchase price

$217,451

Cost breakdown

+Likely effective rent$1,880

HUD FMR$1,890

Market rentUsed$1,880

Est. payment standard (100%)$1,880

-Principal and interest-$1,100

Loan amount$173,961

Down payment$43,490

Rate6.50%

Term30 years

-Operating costs-$580

Property taxes-$217

Insurance-$175

Utilities$0

HOA$0

Management-$188

=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

+$30,153(69.3% ROI)

Projected value

$234,171

Return breakdown

Property appreciation+$16,720

Loan principal paid down+$6,233

Rental cash flow+$7,200

5-year hold

+$51,689(118.9% ROI)

Projected value

$246,026

Return breakdown

Property appreciation+$28,575

Loan principal paid down+$11,114

Rental cash flow+$12,000

10-year hold

+$111,388(256.1% ROI)

Projected value

$278,355

Return breakdown

Property appreciation+$60,905

Loan principal paid down+$26,484

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.00ratio

FMR$1,500

Market$1,500

vs market+$0

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

1.00

1 BR

0.98ratio

FMR$1,580

Market$1,620

vs market-$40

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

0.98

2 BR

1.01ratio

FMR$1,890

Market$1,880

vs market+$10

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

1.01

3 BR

1.06ratio

FMR$2,470

Market$2,320

vs market+$150

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

1.06

4 BR

1.15ratio

FMR$2,750

Market$2,400

vs market+$350

FMR is above market; underwrite to market rent.

1.15

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 80427 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 80427 (Central City, CO) is $1,890 a month. That is down 2.1% from $1,930 in FY 2026. Central City 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 3 ZIP codes in Gilpin County, 80427 has the 3rd-highest two-bedroom rent (county range $1,890–$1,920). The median county two-bedroom FMR in Colorado is $1,375, so ZIP 80427 is 38% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 80427
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,480	$1,500	+1.4%	$1,350–$1,650
1BR	$1,620	$1,580	−2.5%	$1,422–$1,738
2BR	$1,930	$1,890	−2.1%	$1,701–$2,079
3BR	$2,520	$2,470	−2.0%	$2,223–$2,717
4BR	$2,820	$2,750	−2.5%	$2,475–$3,025

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 80427
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,500	$1,580	$1,890	$2,470	$2,750
FY 2026	$1,480	$1,620	$1,930	$2,520	$2,820
FY 2025	$1,500	$1,660	$1,990	$2,590	$2,910
FY 2024	$1,450	$1,610	$1,930	$2,520	$2,830
FY 2023	$1,240	$1,370	$1,650	$2,180	$2,440

Two-bedroom rent in nearby Gilpin County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 80427
80422	$1,920	+1.6%
80427Current	$1,890	—
80474	$1,920	+1.6%

Questions about ZIP 80427 rents

How much will Section 8 pay for a two-bedroom in ZIP 80427?

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 $1,890 it would be $1,701 to $2,079. 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 80427 in?

ZIP 80427 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 80427 for FY 2027?

The two-bedroom FMR fell 2.1%, from $1,930 in FY 2026 to $1,890 in FY 2027. Since FY 2023 it has risen 14.5%.

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