Location: Washington County, CO | Metro: Logan 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 | $830 |
| 1 Bedroom | $860 |
| 2 Bedrooms | $1,120 |
| 3 Bedrooms | $1,480 |
| 4 Bedrooms | $1,530 |
| 5 Bedrooms | $1,775 |
| 6 Bedrooms | $1,988 |
| 7 Bedrooms | $2,147 |
| 8 Bedrooms | $2,254 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,480 | $285,446 | 0.52% | F |
U.S. Census Bureau data (2024)
ZIP 80728, located in Fleming, Washington County, CO metro, is best suited as a cash-flow anchor within a Section 8 portfolio strategy. The Fair Market Rent (FMR) for the metro area in fiscal year 2026 is $970, while the market rent is $958. This indicates that properties in ZIP 80728 will likely attract tenants who are eligible for Section 8 assistance, given the close alignment between the FMR and market rent. Additionally, the median home value in this ZIP code is $274,124, which is higher than the average in the region. This suggests that properties in ZIP 80728 are more valuable and can provide a stable source of rental income.
The renter share in ZIP 80728 is 19.7%, and the median income is $67,863. These figures support the idea that the ZIP code is suitable for cash-flow generation rather than appreciation. The lower renter share implies a smaller pool of potential renters, making it less attractive as a diversifier. The median income figure does not suggest strong growth potential, ruling out ZIP 80728 as an appreciation play. Instead, the ZIP code offers a reliable base for rental income, which is crucial for maintaining positive cash flow in a Section 8 portfolio.
In conclusion, ZIP 80728 should serve as a cash-flow anchor in a Section 8 portfolio due to the favorable spread between the FMR and market rent, along with the higher median home value. Landlords and small-portfolio investors can rely on this ZIP code to provide consistent rental income without the need for significant price adjustments or long days on the 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.