Location: Summit County, CO | Metro: Eagle 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 | $1,730 |
| 1 Bedroom | $1,890 |
| 2 Bedrooms | $2,470 |
| 3 Bedrooms | $2,950 |
| 4 Bedrooms | $3,360 |
| 5 Bedrooms | $3,898 |
| 6 Bedrooms | $4,366 |
| 7 Bedrooms | $4,715 |
| 8 Bedrooms | $4,951 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,890 | $379,375 | 0.5% | F |
| 2BR | $2,470 | $545,338 | 0.45% | F |
| 3BR | $2,950 | $1,052,951 | 0.28% | F |
| 4BR | $3,360 | $1,800,948 | 0.19% | F |
| 5BR | $3,898 | $2,398,982 | 0.16% | F |
U.S. Census Bureau data (2024)
The Section 8 cap-rate analysis for ZIP 80498 (Silverthorne, CO) provides a clear picture of potential investment yields. Using the Federal Market Rent (FMR) for a 2-bedroom apartment at $2,130 annually (for FY 2026), and the Zillow Observed Rent Index (ZORI) at $3,460 annually, we can derive the implied gross-yields against the median home value of $900,663.
First, let's annualize the FMR. At $2,130 per month, the annualized rental income would be $25,560. This translates to an implied gross-yield of approximately 2.84% when divided by the median home value ($25,560 / $900,663).
Next, consider the ZORI. At $3,460 per month, the annualized rental income would be $41,520. This implies a gross-yield of about 4.61% when divided by the median home value ($41,520 / $900,663).
The higher gross-yield based on ZORI suggests a more favorable investment scenario. However, the reality of the local rental market must also be considered. With a renter density of 26.2%, the demand for rentals is moderate. Additionally, the days on market (DOM) stands at 71 days, indicating a relatively quick turnover rate, which is positive for maintaining steady occupancy.
Given these factors, the ZORI-based yield is more likely to reflect actual rental conditions. The higher rent aligns better with the quick turnover and moderate rental demand, making it a more realistic scenario for investment analysis. While the FMR provides a baseline for government-assisted housing, the ZORI represents what landlords can expect from the broader rental market.
In conclusion, for ZIP 80498, the implied gross-yield using ZORI is 4.61%, compared to 2.84% using FMR. Landlords and small-portfolio investors should focus on the ZORI figure for a more accurate assessment of potential returns.
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.