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 | $1,770 |
| 1 Bedroom | $1,850 |
| 2 Bedrooms | $2,190 |
| 3 Bedrooms | $2,870 |
| 4 Bedrooms | $3,210 |
| 5 Bedrooms | $3,724 |
| 6 Bedrooms | $4,171 |
| 7 Bedrooms | $4,505 |
| 8 Bedrooms | $4,730 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,850 | $435,544 | 0.42% | F |
| 2BR | $2,190 | $589,868 | 0.37% | F |
| 3BR | $2,870 | $779,175 | 0.37% | F |
| 4BR | $3,210 | $1,026,702 | 0.31% | F |
| 5BR | $3,724 | $1,380,801 | 0.27% | F |
U.S. Census Bureau data (2024)
The ZIP code 80212 is situated in a vibrant part of Denver, Colorado, characterized by a diverse and affluent community. With a total population of 20,746, it boasts a relatively high percentage of renters at 33.2%, indicating a significant demand for rental properties. The median household income in this area stands at a robust $124,972, reflecting the economic strength of the residents. This affluence is further underscored by the median home value, which is impressively high at $732,748.
Moving into the specifics of rental economics, the Fair Market Rent (FMR) for ZIP 80212 for fiscal year 2024 is set at $2130. This figure represents the benchmark for housing assistance programs such as Section 8. In contrast, the actual market rent, measured by Zillow's Observed Rent Index (ZORI), is higher at $2,500. This discrepancy highlights the potential for Section 8 landlords to either operate hands-off by accepting the FMR or engage in a more active role as value-add buyers who might seek to bridge the gap between the FMR and market rents through property enhancements.
The landscape of ZIP 80212 is conducive to both hands-off operators and value-add buyers. For hands-off operators, the stability and predictability of Section 8 tenancy can provide a reliable income stream, especially given the relatively high FMR compared to other areas in Denver. However, for those interested in maximizing returns, the opportunity to increase property values and rents above the FMR exists due to the strong local economy and high median income levels. Value-add buyers could potentially attract tenants willing to pay closer to the market rate, thereby improving their investment's financial performance.
In summary, ZIP 80212 offers a blend of stability and growth opportunities for Section 8 investors. The neighborhood's demographics support a steady demand for affordable housing, while its economic profile suggests room for strategic improvements that could lead to higher rents. Investors should consider their risk tolerance and investment goals when deciding whether to adopt a hands-off or value-add approach in this promising Denver zip code.
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.