Location: Greeley, CO | Metro: Greeley, 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 | $1,380 |
| 1 Bedroom | $1,450 |
| 2 Bedrooms | $1,800 |
| 3 Bedrooms | $2,490 |
| 4 Bedrooms | $2,980 |
| 5 Bedrooms | $3,457 |
| 6 Bedrooms | $3,872 |
| 7 Bedrooms | $4,182 |
| 8 Bedrooms | $4,391 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,800 | $357,103 | 0.5% | F |
| 3BR | $2,490 | $441,353 | 0.56% | F |
| 4BR | $2,980 | $464,960 | 0.64% | D |
| 5BR | $3,457 | $515,210 | 0.67% | D |
U.S. Census Bureau data (2024)
The Section 8 housing market in ZIP code 80543, located in Milliken, CO, within the Greeley, CO MSA metro area, presents a clear opportunity for investors. According to HUD Fair Market Rent (FMR) data for fiscal year 2024, the FMR is set at $1,680. In contrast, the Census American Community Survey (ACS) reports the average market rent for the area at $2,102. This discrepancy means that landlords who accept Section 8 vouchers will experience marginal cash flow at the FMR rate, as they are renting below the market rate but still above the subsidized rate.
To further analyze the investment potential, consider the median home value in the area, which stands at $450,784. Using the HUD FMR of $1,680, the rent-to-price ratio can be calculated. This ratio indicates that the rental income generated would cover approximately 4.89% of the median home value annually, suggesting a relatively low rental yield compared to the overall property value. However, the stability provided by the Section 8 program can offset this lower yield, offering consistent cash flow despite the marginally lower rents.
The dynamics between renting and buying in the area are also noteworthy. With a median Days on Market (DOM) of N/A and a price-cut share of 0.4%, it's evident that the housing market is stable and that homes are selling quickly without significant price reductions. This stability supports the long-term investment strategy for Section 8 properties, as it ensures that the value of the homes is unlikely to depreciate significantly over time.
In conclusion, the strongest angle for Section 8 investors in ZIP 80543 is stability. While cash flow is marginal, the combination of a stable housing market and the security of government-backed rental assistance provides a reliable investment option that is less prone to fluctuations in both rental and home values.
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.