Location: Denver-Aurora-Centennial, CO | Metro: Denver-Aurora-Centennial, CO MSA
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,540 |
| 1 Bedroom | $1,610 |
| 2 Bedrooms | $1,910 |
| 3 Bedrooms | $2,510 |
| 4 Bedrooms | $2,800 |
| 5 Bedrooms | $3,248 |
| 6 Bedrooms | $3,638 |
| 7 Bedrooms | $3,929 |
| 8 Bedrooms | $4,125 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,610 | $280,191 | 0.57% | F |
| 2BR | $1,910 | $420,531 | 0.45% | F |
| 3BR | $2,510 | $490,960 | 0.51% | F |
| 4BR | $2,800 | $560,907 | 0.5% | F |
| 5BR | $3,248 | $573,758 | 0.57% | F |
U.S. Census Bureau data (2024)
The rent math in ZIP 80110 (Sheridan, CO) works favorably for landlords. The Fair Market Rent (FMR) for FY 2024 is set at $1960, which exceeds the market rent, known as the Zillow Observed Rent Index (ZORI), at $1707. This means that landlords can potentially charge above the market average and still fall within HUD guidelines, increasing rental income.
Acquisition in ZIP 80110 is affordable given the current market conditions. The median home value stands at $495,392, indicating a reasonable entry point for investment properties. With an average of 17 days on the market (DOM) and only 0.3% of homes being listed with a price cut, it's clear that the market is moving quickly and sellers are asking fair prices. This suggests that once a property is purchased, it will likely appreciate in value over time.
Tenant demand is strong in ZIP 80110. With a total population of 23,825, and 42.5% of residents being renters, there is a significant pool of potential tenants. This high renter share indicates a robust market for rental properties, ensuring that vacancies will be minimal and turnover quick.
In conclusion, ZIP 80110 presents a favorable environment for landlords and small-portfolio investors. The rent math works in your favor, allowing you to charge above market rates while adhering to HUD guidelines. Acquisition costs are reasonable, with homes selling quickly and at fair prices. Lastly, the strong tenant demand ensures that your properties will remain occupied, providing steady cash flow. These factors combine to make Sheridan, CO, a solid investment opportunity within the Denver-Aurora-Centennial, CO MSA metro area.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.