80546

ZIPSAFMR

Weld County, CO

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,420	$1,560	4.1%
1 BR	$1,490	$1,610	2.3%
2 BR	$1,860	$1,920	1.7%
3 BR	$2,560	$2,320	0.8%
4 BR	$3,060	$2,630	3.5%
5 BR	$3,519	Not available	3.5%
6 BR	$4,047	Not available	3.5%
7 BR	$4,654	Not available	3.5%
8 BR	$5,352	Not available	3.5%

Purchase Price Calculator

Maximum purchase price

$223,395

Cost breakdown

+Likely effective rent$1,920

HUD FMR$1,860

Market rent$1,950

Est. payment standard (103%)Used$1,920

-Principal and interest-$1,130

Loan amount$178,716

Down payment$44,679

Rate6.50%

Term30 years

-Operating costs-$590

Property taxes-$223

Insurance-$175

Utilities$0

HOA$0

Management-$192

=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

+$30,780(68.9% ROI)

Projected value

$240,572

Return breakdown

Property appreciation+$17,177

Loan principal paid down+$6,403

Rental cash flow+$7,200

5-year hold

+$52,774(118.1% ROI)

Projected value

$252,751

Return breakdown

Property appreciation+$29,356

Loan principal paid down+$11,418

Rental cash flow+$12,000

10-year hold

+$113,777(254.7% ROI)

Projected value

$285,964

Return breakdown

Property appreciation+$62,569

Loan principal paid down+$27,207

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.75ratio

FMR$1,420

Market$1,890

vs market-$470

FMR is below market; voucher rent may lag private rents.

0.75

1 BR

0.89ratio

FMR$1,490

Market$1,680

vs market-$190

FMR is below market; voucher rent may lag private rents.

0.89

2 BR

0.95ratio

FMR$1,860

Market$1,950

vs market-$90

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

0.95

3 BR

1.10ratio

FMR$2,560

Market$2,320

vs market+$240

FMR is above market; underwrite to market rent.

1.10

4 BR

1.16ratio

FMR$3,060

Market$2,630

vs market+$430

FMR is above market; underwrite to market rent.

1.16

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 80546 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 80546 (Severance, CO) is $1,860 a month. That is up 3.9% from $1,790 in FY 2026. Severance 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, 80546 has the 11th-highest two-bedroom rent (county range $1,120–$2,440). The median county two-bedroom FMR in Colorado is $1,375, so ZIP 80546 is 35% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 80546
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,370	$1,420	+3.6%	$1,278–$1,562
1BR	$1,440	$1,490	+3.5%	$1,341–$1,639
2BR	$1,790	$1,860	+3.9%	$1,674–$2,046
3BR	$2,480	$2,560	+3.2%	$2,304–$2,816
4BR	$2,920	$3,060	+4.8%	$2,754–$3,366

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 80546
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,420	$1,490	$1,860	$2,560	$3,060
FY 2026	$1,370	$1,440	$1,790	$2,480	$2,920
FY 2025	$1,230	$1,320	$1,660	$2,340	$2,650
FY 2024	$1,260	$1,390	$1,770	$2,500	$2,760
FY 2023	$1,040	$1,150	$1,490	$2,120	$2,330

Two-bedroom rent in nearby Weld County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 80546
80513	$1,920	+3.2%
80514	$1,960	+5.4%
80520	$1,830	−1.6%
80530	$2,440	+31.2%
80534	$1,910	+2.7%
80542	$1,920	+3.2%
80543	$1,800	−3.2%
80546Current	$1,860	—
80550	$1,930	+3.8%
80610	$1,430	−23.1%
80611	$1,410	−24.2%
80612	$1,800	−3.2%

Questions about ZIP 80546 rents

How much will Section 8 pay for a two-bedroom in ZIP 80546?

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 $1,860 it would be $1,674 to $2,046. 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 80546 in?

ZIP 80546 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 80546 for FY 2027?

The two-bedroom FMR rose 3.9%, from $1,790 in FY 2026 to $1,860 in FY 2027. Since FY 2023 it has risen 24.8%.

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