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 | $1,480 |
| 1 Bedroom | $1,580 |
| 2 Bedrooms | $1,890 |
| 3 Bedrooms | $2,470 |
| 4 Bedrooms | $2,750 |
| 5 Bedrooms | $3,190 |
| 6 Bedrooms | $3,573 |
| 7 Bedrooms | $3,859 |
| 8 Bedrooms | $4,052 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,890 | $385,348 | 0.49% | F |
| 3BR | $2,470 | $567,581 | 0.44% | F |
U.S. Census Bureau data (2024)
ZIP 80444, located in Georgetown, CO, within the Denver-Aurora-Centennial, CO MSA metro area, serves best as a cash-flow anchor in a Section 8 portfolio strategy. The Federal Market Rent (FMR) for ZIP 80444 in fiscal year 2024 is set at $1,680, which is notably higher than the current market rent of $1,434. This spread ensures that landlords participating in the Section 8 program will receive a guaranteed rent that exceeds the typical market rate, providing a stable and reliable cash flow.
The median home value in ZIP 80444 is $483,230, indicating a relatively high property value area. However, the focus on cash flow stability outweighs the need for rapid appreciation in this case. With only a 0.1% price-cut share and an N/A-day days-on-market (DOM), it's clear that the rental market here is highly competitive, making it difficult to achieve significant capital gains through property appreciation alone.
Additionally, the ZIP code has a renter share of 28.5%, suggesting a moderate demand for rental properties. The median income of $79,118 further supports the idea that tenants in this area can afford to pay higher rents, making it suitable for landlords who want to ensure their properties are occupied by financially stable individuals.
In conclusion, ZIP 80444 is best positioned as a cash-flow anchor within a Section 8 portfolio strategy due to the favorable spread between the FMR and market rent. This guarantees a steady and above-average rental income, which is crucial for maintaining financial stability and growth in a real estate investment portfolio.
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.