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 | $1,110 |
| 1 Bedroom | $1,170 |
| 2 Bedrooms | $1,480 |
| 3 Bedrooms | $2,050 |
| 4 Bedrooms | $2,470 |
| 5 Bedrooms | $2,865 |
| 6 Bedrooms | $3,209 |
| 7 Bedrooms | $3,466 |
| 8 Bedrooms | $3,639 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,480 | $361,592 | 0.41% | F |
| 3BR | $2,050 | $451,056 | 0.45% | F |
| 4BR | $2,470 | $493,627 | 0.5% | F |
| 5BR | $2,865 | $597,904 | 0.48% | F |
U.S. Census Bureau data (2024)
The rent math in ZIP 80621, located in Fort Lupton, CO, within the Greeley, CO MSA metro area, is favorable. The Fair Market Rent (FMR) set at $1390 for the fiscal year 2024 exceeds the current market rent of $1,316 based on Census ACS data, indicating a potential for positive cash flow if properties are managed efficiently.
Acquisition in this area is reasonably affordable. The median home value stands at $464,854. Although the days on market (DOM) data is not available, the low percentage of homes requiring price cuts—only 0.3%—suggests that the housing market is stable and that homes are likely to sell without significant discounts.
Tenant demand is strong in ZIP 80621. With a total population of 15,060, 25.9% of residents are renters. This translates to approximately 3,897 rental units being occupied by tenants. Given the relatively small population, this number indicates a steady demand for rental properties, which is crucial for ensuring consistent occupancy rates and rental income.
Based on the analysis, ZIP 80621 presents a viable investment opportunity for landlords and small-portfolio investors. The rent math is solid, supporting a positive cash flow scenario. Acquisition costs are manageable, with stable market conditions reflected in the low price-cut share. Tenant demand is robust, providing a reliable pool of potential renters. These factors combined make it a promising location for real estate investments focused on the Section 8 market.
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.