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 | $1,990 |
| 1 Bedroom | $2,080 |
| 2 Bedrooms | $2,460 |
| 3 Bedrooms | $3,230 |
| 4 Bedrooms | $3,610 |
| 5 Bedrooms | $4,188 |
| 6 Bedrooms | $4,691 |
| 7 Bedrooms | $5,066 |
| 8 Bedrooms | $5,319 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,460 | $371,701 | 0.66% | D |
| 3BR | $3,230 | $499,804 | 0.65% | D |
| 4BR | $3,610 | $575,386 | 0.63% | D |
| 5BR | $4,188 | $653,218 | 0.64% | D |
U.S. Census Bureau data (2024)
The ZIP code 80241, located in Thornton, Colorado, presents a dynamic rental market that is currently favoring landlords and small-portfolio investors. The Fair Market Rent (FMR) for the area stands at $2,520 for fiscal year 2024, while the actual market rent, as indicated by Zillow's ZORI (Zestimate of Rent Index), is lower at $1,961. This discrepancy suggests that the market is ripe for potential growth, as the FMR represents the government's benchmark for what constitutes a fair rent in the area, and it is higher than what is currently being charged.
The low price-cut share of 0.2% and the relatively short days on market (DOM) of 11 days indicate that properties are selling quickly without significant reductions in asking price. This implies strong demand for homes in the area, which could translate into steady rental income for landlords. Additionally, the median home value of $517,740 provides a baseline for property values, indicating a robust housing market that supports investment opportunities.
A key metric to consider is the 25.4% renter share, which highlights a substantial portion of the population that prefers renting over owning. This trend suggests ongoing pressure on the rental market, as a high percentage of renters can drive up demand for rental units over the long term. For landlords and small-portfolio investors, this means that there is a consistent need for rental properties, which can lead to stable occupancy rates and rental income.
In summary, ZIP 80241 exhibits characteristics of a market where demand is likely outpacing supply, driven by a significant renter population and quick property sales. This dynamic supports a positive outlook for rental investments, with potential for increased rental values as the market continues to evolve towards the government's FMR benchmarks.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.