Hampshire County/Leeds/01053

01053

ZIPSAFMR

Hampshire County, MA

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ZIP Investment Score

56Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,760	$1,940	7.9%
1 BR	$2,010	$1,890	6.4%
2 BR	$2,550	$2,380	7.4%
3 BR	$3,190	$2,680	8.5%
4 BR	$3,440	$3,120	5.5%
5 BR	$3,956	Not available	5.5%
6 BR	$4,549	Not available	5.5%
7 BR	$5,232	Not available	5.5%
8 BR	$6,017	Not available	5.5%

Purchase Price Calculator

Maximum purchase price

$291,751

Cost breakdown

+Likely effective rent$2,380

HUD FMR$2,550

Market rentUsed$2,380

Est. payment standard (96%)$2,440

-Principal and interest-$1,475

Loan amount$233,400

Down payment$58,350

Rate6.50%

Term30 years

-Operating costs-$705

Property taxes-$292

Insurance-$175

Utilities$0

HOA$0

Management-$238

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$37,995(65.1% ROI)

Projected value

$314,183

Return breakdown

Property appreciation+$22,433

Loan principal paid down+$8,362

Rental cash flow+$7,200

5-year hold

+$65,250(111.8% ROI)

Projected value

$330,089

Return breakdown

Property appreciation+$38,338

Loan principal paid down+$14,912

Rental cash flow+$12,000

10-year hold

+$141,247(242.1% ROI)

Projected value

$373,465

Return breakdown

Property appreciation+$81,715

Loan principal paid down+$35,533

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.86ratio

FMR$1,760

Market$2,040

vs market-$280

FMR is below market; voucher rent may lag private rents.

0.86

1 BR

1.06ratio

FMR$2,010

Market$1,890

vs market+$120

FMR is near market; voucher and private rents are aligned.

1.06

2 BR

1.07ratio

FMR$2,550

Market$2,380

vs market+$170

FMR is near market; voucher and private rents are aligned.

1.07

3 BR

1.19ratio

FMR$3,190

Market$2,680

vs market+$510

FMR is above market; underwrite to market rent.

1.19

4 BR

1.10ratio

FMR$3,440

Market$3,120

vs market+$320

FMR is above market; underwrite to market rent.

1.10

0.700.800.901.001.101.201.30aligned range

Historical

FY 2023-2027

FMR: FY2027
Market rent: last ~365 days
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 01053 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 01053 (Leeds, MA) is $2,550 a month. That is down 9.9% from $2,830 in FY 2026. Leeds is in the Amherst Town-Northampton, MA MSA. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the metro-wide two-bedroom FMR of $2,034. Among 37 ZIP codes in Hampshire County, 01053 is tied for the 2nd-highest two-bedroom rent (county range $1,800–$3,050). The median county two-bedroom FMR in Massachusetts is $2,222, so ZIP 01053 is 15% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 01053
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,950	$1,760	−9.7%	$1,584–$1,936
1BR	$2,230	$2,010	−9.9%	$1,809–$2,211
2BR	$2,830	$2,550	−9.9%	$2,295–$2,805
3BR	$3,540	$3,190	−9.9%	$2,871–$3,509
4BR	$3,820	$3,440	−9.9%	$3,096–$3,784

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 01053
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,760	$2,010	$2,550	$3,190	$3,440
FY 2026	$1,950	$2,230	$2,830	$3,540	$3,820
FY 2025	$1,560	$1,800	$2,240	$2,730	$3,050
FY 2024	$1,400	$1,670	$2,060	$2,500	$2,930
FY 2023	$1,220	$1,480	$1,830	$2,240	$2,690

Two-bedroom rent in nearby Hampshire County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 01053
01038	$2,360	−7.5%
01039	$2,550	0.0%
01040	$1,800	−29.4%
01050	$1,920	−24.7%
01053Current	$2,550	—
01059	$2,100	−17.6%
01060	$2,350	−7.8%
01061	$2,100	−17.6%
01062	$1,950	−23.5%
01063	$2,350	−7.8%
01066	$2,320	−9.0%
01069	$1,810	−29.0%

Questions about ZIP 01053 rents

How much will Section 8 pay for a two-bedroom in ZIP 01053?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $2,034, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,831 to $2,237 a month; under the ZIP-level Small Area FMR of $2,550 it would be $2,295 to $2,805. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 01053 in?

ZIP 01053 is in the Amherst Town-Northampton, MA MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $2,034.

How much did fair market rent change in ZIP 01053 for FY 2027?

The two-bedroom FMR fell 9.9%, from $2,830 in FY 2026 to $2,550 in FY 2027. Since FY 2023 it has risen 39.3%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rent Leeds, MA fair market rent MA statewide rents What is SAFMR?Data sources