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Weld County/Johnstown/80534

80534

ZIPSAFMR
Weld County, CO
Zillow

ZIP Investment Score

65Below average

095130300
BRFMR
Eff. Rent
0 BR$1,500$1,510
1 BR$1,570$1,350
2 BR$1,910$1,810
3 BR$2,630$2,380
4 BR$3,100$2,810
5 BR$3,565Not available
6 BR$4,100Not available
7 BR$4,715Not available
8 BR$5,422Not available

Purchase Price Calculator

Maximum purchase price
$207,049

Cost breakdown

+Likely effective rent$1,810
HUD FMR$1,910
Market rentUsed$1,810
Est. payment standard (97%)$1,850
-Principal and interest-$1,047
Loan amount$165,639
Down payment$41,410
Rate6.50%
Term30 years
-Operating costs-$563
Property taxes-$207
Insurance-$175
Utilities$0
HOA$0
Management-$181
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$29,055(70.2% ROI)
Projected value
$222,969
Return breakdown
Property appreciation+$15,920
Loan principal paid down+$5,934
Rental cash flow+$7,200
5-year hold
+$49,791(120.2% ROI)
Projected value
$234,257
Return breakdown
Property appreciation+$27,208
Loan principal paid down+$10,583
Rental cash flow+$12,000
10-year hold
+$107,208(258.9% ROI)
Projected value
$265,040
Return breakdown
Property appreciation+$57,991
Loan principal paid down+$25,217
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.99
1 BR
1.16
2 BR
1.06
3 BR
1.11
4 BR
1.10
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 80534 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 80534 (Johnstown, CO) is $1,910 a month. That is up 3.8% from $1,840 in FY 2026. Johnstown is in the Greeley, 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 $1,647. Among 38 ZIP codes in Weld County, 80534 has the 7th-highest two-bedroom rent (county range $1,120–$2,440). The median county two-bedroom FMR in Colorado is $1,375, so ZIP 80534 is 39% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 80534
BedroomsFY 2027Change90–110% range
Studio$1,500+4.9%$1,350–$1,650
1BR$1,570+4.7%$1,413–$1,727
2BR$1,910+3.8%$1,719–$2,101
3BR$2,630+3.1%$2,367–$2,893
4BR$3,100+5.1%$2,790–$3,410

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 80534
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,500$1,570$1,910$2,630$3,100
FY 2026$1,430$1,500$1,840$2,550$2,950
FY 2025$1,370$1,450$1,810$2,540$2,850
FY 2024$1,330$1,460$1,850$2,610$2,880
FY 2023$1,340$1,460$1,880$2,680$2,960

Two-bedroom rent in nearby Weld County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 80534
80513$1,920+0.5%
80514$1,960+2.6%
80520$1,830−4.2%
80530$2,440+27.7%
80534Current$1,910—
80542$1,920+0.5%
80543$1,800−5.8%
80546$1,860−2.6%
80550$1,930+1.0%
80610$1,430−25.1%
80611$1,410−26.2%
80612$1,800−5.8%

Questions about ZIP 80534 rents

How much will Section 8 pay for a two-bedroom in ZIP 80534?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,647, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,482 to $1,812 a month; under the ZIP-level Small Area FMR of $1,910 it would be $1,719 to $2,101. 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 80534 in?

ZIP 80534 is in the Greeley, CO MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,647.

How much did fair market rent change in ZIP 80534 for FY 2027?

The two-bedroom FMR rose 3.8%, from $1,840 in FY 2026 to $1,910 in FY 2027. Since FY 2023 it has risen 1.6%.

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