80646

ZIPSAFMR

Weld County, CO

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,240	$1,010	5.4%
1 BR	$1,310	$1,200	3.3%
2 BR	$1,650	$1,520	2.5%
3 BR	$2,280	$1,930	1.8%
4 BR	$2,760	$2,180	4.9%
5 BR	$3,174	Not available	4.9%
6 BR	$3,650	Not available	4.9%
7 BR	$4,198	Not available	4.9%
8 BR	$4,827	Not available	4.9%

Purchase Price Calculator

Maximum purchase price

$163,955

Cost breakdown

+Likely effective rent$1,520

HUD FMR$1,650

Market rentUsed$1,520

Est. payment standard (95%)$1,570

-Principal and interest-$829

Loan amount$131,164

Down payment$32,791

Rate6.50%

Term30 years

-Operating costs-$491

Property taxes-$164

Insurance-$175

Utilities$0

HOA$0

Management-$152

=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

+$24,506(74.7% ROI)

Projected value

$176,561

Return breakdown

Property appreciation+$12,607

Loan principal paid down+$4,699

Rental cash flow+$7,200

5-year hold

+$41,925(127.9% ROI)

Projected value

$185,500

Return breakdown

Property appreciation+$21,545

Loan principal paid down+$8,380

Rental cash flow+$12,000

10-year hold

+$89,889(274.1% ROI)

Projected value

$209,876

Return breakdown

Property appreciation+$45,921

Loan principal paid down+$19,968

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.23ratio

FMR$1,240

Market$1,010

vs market+$230

FMR is above market; underwrite to market rent.

1.23

1 BR

1.09ratio

FMR$1,310

Market$1,200

vs market+$110

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

1.09

2 BR

1.09ratio

FMR$1,650

Market$1,520

vs market+$130

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

1.09

3 BR

1.18ratio

FMR$2,280

Market$1,930

vs market+$350

FMR is above market; underwrite to market rent.

1.18

4 BR

1.27ratio

FMR$2,760

Market$2,180

vs market+$580

FMR is above market; underwrite to market rent.

1.27

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 80646 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 80646 (Lucerne, CO) is $1,650 a month. That is up 5.8% from $1,560 in FY 2026. Lucerne 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, 80646 is tied for the 19th-highest two-bedroom rent (county range $1,120–$2,440). The median county two-bedroom FMR in Colorado is $1,375, so ZIP 80646 is 20% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 80646
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,170	$1,240	+6.0%	$1,116–$1,364
1BR	$1,240	$1,310	+5.6%	$1,179–$1,441
2BR	$1,560	$1,650	+5.8%	$1,485–$1,815
3BR	$2,170	$2,280	+5.1%	$2,052–$2,508
4BR	$2,590	$2,760	+6.6%	$2,484–$3,036

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 80646
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,240	$1,310	$1,650	$2,280	$2,760
FY 2026	$1,170	$1,240	$1,560	$2,170	$2,590
FY 2025	$1,110	$1,200	$1,530	$2,140	$2,450
FY 2024	$1,060	$1,190	$1,530	$2,160	$2,390
FY 2023	$950	$1,060	$1,380	$1,960	$2,160

Two-bedroom rent in nearby Weld County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 80646
80639	$1,650	0.0%
80642	$1,890	+14.5%
80643	$1,900	+15.2%
80644	$1,410	−14.5%
80645	$1,550	−6.1%
80646Current	$1,650	—
80648	$1,560	−5.5%
80649	$1,410	−14.5%
80650	$1,500	−9.1%
80651	$1,730	+4.8%
80652	$1,720	+4.2%
80654	$1,890	+14.5%

Questions about ZIP 80646 rents

How much will Section 8 pay for a two-bedroom in ZIP 80646?

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 $1,650 it would be $1,485 to $1,815. 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 80646 in?

ZIP 80646 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 80646 for FY 2027?

The two-bedroom FMR rose 5.8%, from $1,560 in FY 2026 to $1,650 in FY 2027. Since FY 2023 it has risen 19.6%.

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