Location: Greeley, 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 | $1,900 |
| 3 Bedrooms | $2,620 |
| 4 Bedrooms | $3,120 |
| 5 Bedrooms | $3,619 |
| 6 Bedrooms | $4,053 |
| 7 Bedrooms | $4,377 |
| 8 Bedrooms | $4,596 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,900 | $413,171 | 0.46% | F |
| 3BR | $2,620 | $478,224 | 0.55% | F |
| 4BR | $3,120 | $576,128 | 0.54% | F |
| 5BR | $3,619 | $829,350 | 0.44% | F |
U.S. Census Bureau data (2024)
The potential risks for investing in Section 8 housing in ZIP code 80643, located in Keenesburg, CO, include significant tenant turnover and vacancy exposure. The market rent for properties in this area stands at $1,728, while the Fair Market Rent (FMR) for FY 2024 is listed at $1,790. This discrepancy suggests that landlords might face challenges in attracting tenants who qualify for Section 8 vouchers, leading to higher turnover rates. Additionally, the average days on market (DOM) for vacant properties is not available, which can be concerning as it indicates a lack of data on how quickly units typically fill. High turnover can also lead to deferred maintenance issues, particularly considering the typical home value of $533,854 and the median income of $97,766. Landlords must be prepared to handle maintenance costs that can arise from tenants who may not prioritize upkeep due to financial constraints.
However, these risks are offset by the high renter share in the area, which is 23.4%. A substantial portion of the population being renters often translates into a higher demand for rental assistance through programs like Section 8. This increased demand can ensure a steady stream of qualified applicants, reducing the likelihood of extended vacancies and making it easier to find reliable tenants.
Verdict: Moderate risk for a first-time Section 8 landlord.
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.