Morgan County/Fort Morgan/80701

80701

ZIPSAFMR

Morgan County, CO

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ZIP Investment Score

78Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,480	$1,020	5.5%
1 BR	$1,580	$1,060	4.4%
2 BR	$1,890	$1,680	4.0%
3 BR	$2,470	$1,880	3.8%
4 BR	$2,750	$1,890	3.5%
5 BR	$3,162	Not available	3.5%
6 BR	$3,637	Not available	3.5%
7 BR	$4,182	Not available	3.5%
8 BR	$4,810	Not available	3.5%

Purchase Price Calculator

Maximum purchase price

$187,731

Cost breakdown

+Likely effective rent$1,680

HUD FMR$1,890

Market rentUsed$1,680

Est. payment standard (93%)$1,750

-Principal and interest-$949

Loan amount$150,185

Down payment$37,546

Rate6.50%

Term30 years

-Operating costs-$531

Property taxes-$188

Insurance-$175

Utilities$0

HOA$0

Management-$168

=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

+$27,015(72.0% ROI)

Projected value

$202,166

Return breakdown

Property appreciation+$14,435

Loan principal paid down+$5,381

Rental cash flow+$7,200

5-year hold

+$46,265(123.2% ROI)

Projected value

$212,400

Return breakdown

Property appreciation+$24,669

Loan principal paid down+$9,595

Rental cash flow+$12,000

10-year hold

+$99,444(264.9% ROI)

Projected value

$240,311

Return breakdown

Property appreciation+$52,581

Loan principal paid down+$22,864

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.45ratio

FMR$1,480

Market$1,020

vs market+$460

FMR is above market; underwrite to market rent.

1.45

1 BR

1.49ratio

FMR$1,580

Market$1,060

vs market+$520

FMR is above market; underwrite to market rent.

1.49

2 BR

1.13ratio

FMR$1,890

Market$1,680

vs market+$210

FMR is above market; underwrite to market rent.

1.13

3 BR

1.31ratio

FMR$2,470

Market$1,880

vs market+$590

FMR is above market; underwrite to market rent.

1.31

4 BR

1.46ratio

FMR$2,750

Market$1,890

vs market+$860

FMR is above market; underwrite to market rent.

1.46

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 80701 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 80701 (Fort Morgan, CO) is $1,890 a month. That is down 2.1% from $1,930 in FY 2026. Fort Morgan is in the Morgan County, CO non-metropolitan FMR area. 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 county-wide two-bedroom FMR of $1,261. Among 5 ZIP codes in Morgan County, 80701 has the highest two-bedroom rent (county range $1,050–$1,890). The median county two-bedroom FMR in Colorado is $1,375, so ZIP 80701 is 38% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 80701
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,480	$1,480	0.0%	$1,332–$1,628
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 80701
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,480	$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	$1,260	$1,390	$1,680	$2,210	$2,480
FY 2023	$1,120	$1,230	$1,500	$2,010	$2,260

Two-bedroom rent in nearby Morgan County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 80701
80653	$1,050	−44.4%
80701Current	$1,890	—
80705	$1,350	−28.6%
80723	$1,210	−36.0%
80750	$1,330	−29.6%

Questions about ZIP 80701 rents

How much will Section 8 pay for a two-bedroom in ZIP 80701?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,261, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,135 to $1,387 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 80701 in?

ZIP 80701 is in the Morgan County, CO non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,261.

How much did fair market rent change in ZIP 80701 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 26.0%.

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