Location: Grand County, CO | Metro: Grand County, CO
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 | $1,230 |
| 1 Bedroom | $1,310 |
| 2 Bedrooms | $1,650 |
| 3 Bedrooms | $1,970 |
| 4 Bedrooms | $2,340 |
| 5 Bedrooms | $2,714 |
| 6 Bedrooms | $3,040 |
| 7 Bedrooms | $3,283 |
| 8 Bedrooms | $3,447 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,970 | $577,770 | 0.34% | F |
U.S. Census Bureau data (2024)
The ZIP code 80451 presents an interesting balance between yield and stability, making it a zone that leans towards steady cash flow rather than high-yield/low-stability. The key figures to consider here are the Fair Market Rent (FMR) of $1,290 for the metro area in fiscal year 2026, which contrasts with a market rent of $1,484. This indicates that rental properties in this ZIP code can command a premium over the average market rate, enhancing potential yields.
However, the stability indicators suggest a more cautious approach. With only 13.3% of residents being renters, the demand for rental units is relatively low compared to other areas. Additionally, the median household income of $111,875 is quite high, which could mean that tenants are less likely to experience financial stress, thus reducing the risk of defaulting on rent payments. Yet, the lack of data on days on market (DOM) suggests that there might be some unpredictability regarding how quickly properties can be leased out once they become vacant.
The median home value of $519,982 also points to a higher-end market where property values are stable but where the cost of entry into the rental market is substantial. This makes it less appealing for short-term flipping strategies due to the high capital investment required and the relatively lower percentage of renters.
In summary, 80451 is best classified as a steady-cashflow zone. The high rental rates and median income levels support consistent returns, while the lower percentage of renters and the absence of DOM data indicate a need for careful management to maintain occupancy and avoid prolonged vacancies. Landlords and small-portfolio investors should focus on quality tenants and long-term tenancy to maximize their investment in this 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.