Skip to main content
Loading page
Adams County/Henderson/80640

80640

ZIPSAFMR
Adams County, CO
Zillow

ZIP Investment Score

83Below average

095130300
BRFMR
Eff. Rent
0 BR$2,120$1,400
1 BR$2,210$1,720
2 BR$2,620$2,380
3 BR$3,440$2,810
4 BR$3,840$2,870
5 BR$4,416Not available
6 BR$5,078Not available
7 BR$5,840Not available
8 BR$6,716Not available

Purchase Price Calculator

Maximum purchase price
$291,751

Cost breakdown

+Likely effective rent$2,380
HUD FMR$2,620
Market rentUsed$2,380
Est. payment standard (94%)$2,460
-Principal and interest-$1,475
Loan amount$233,400
Down payment$58,350
Rate6.50%
Term30 years
-Operating costs-$705
Property taxes-$292
Insurance-$175
Utilities$0
HOA$0
Management-$238
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$37,995(65.1% ROI)
Projected value
$314,183
Return breakdown
Property appreciation+$22,433
Loan principal paid down+$8,362
Rental cash flow+$7,200
5-year hold
+$65,250(111.8% ROI)
Projected value
$330,089
Return breakdown
Property appreciation+$38,338
Loan principal paid down+$14,912
Rental cash flow+$12,000
10-year hold
+$141,247(242.1% ROI)
Projected value
$373,465
Return breakdown
Property appreciation+$81,715
Loan principal paid down+$35,533
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

Market Alignment

Studio
1.51
1 BR
1.28
2 BR
1.10
3 BR
1.22
4 BR
1.34
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 80640 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 80640 (Henderson, CO) is $2,620 a month. That is up 6.5% from $2,460 in FY 2026. Henderson 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, 80640 has the 2nd-highest two-bedroom rent (county range $1,890–$2,950). The median county two-bedroom FMR in Colorado is $1,375, so ZIP 80640 is 91% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 80640
BedroomsFY 2027Change90–110% range
Studio$2,120+9.8%$1,908–$2,332
1BR$2,210+6.8%$1,989–$2,431
2BR$2,620+6.5%$2,358–$2,882
3BR$3,440+6.8%$3,096–$3,784
4BR$3,840+7.0%$3,456–$4,224

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 80640
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,120$2,210$2,620$3,440$3,840
FY 2026$1,930$2,070$2,460$3,220$3,590
FY 2025$1,940$2,110$2,530$3,300$3,700
FY 2024$1,940$2,140$2,570$3,360$3,770
FY 2023$1,610$1,780$2,150$2,840$3,190

Two-bedroom rent in nearby Adams County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 80640
80037$2,060−21.4%
80045$2,380−9.2%
80102$1,890−27.9%
80229$2,090−20.2%
80233$2,250−14.1%
80241$2,460−6.1%
80260$1,890−27.9%
80601$2,090−20.2%
80602$2,950+12.6%
80603$2,310−11.8%
80614$2,060−21.4%
80640Current$2,620—

Questions about ZIP 80640 rents

How much will Section 8 pay for a two-bedroom in ZIP 80640?

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 $2,620 it would be $2,358 to $2,882. 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 80640 in?

ZIP 80640 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 80640 for FY 2027?

The two-bedroom FMR rose 6.5%, from $2,460 in FY 2026 to $2,620 in FY 2027. Since FY 2023 it has risen 21.9%.

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