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Middlesex County/Newton Upper Falls/02464

02464

ZIPSAFMR
Middlesex County, MA
Zillow

ZIP Investment Score

52Below average

095130300
BRFMR
Eff. Rent
0 BR$2,730$2,520
1 BR$2,820$3,080
2 BR$3,370$3,570
3 BR$4,020$4,130
4 BR$4,430$4,870
5 BR$5,095Not available
6 BR$5,859Not available
7 BR$6,737Not available
8 BR$7,748Not available

Purchase Price Calculator

Maximum purchase price
$468,584

Cost breakdown

+Likely effective rent$3,570
HUD FMR$3,370
Market rent$3,680
Est. payment standard (106%)Used$3,570
-Principal and interest-$2,369
Loan amount$374,867
Down payment$93,717
Rate6.50%
Term30 years
-Operating costs-$1,001
Property taxes-$469
Insurance-$175
Utilities$0
HOA$0
Management-$357
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$56,660(60.5% ROI)
Projected value
$504,614
Return breakdown
Property appreciation+$36,030
Loan principal paid down+$13,431
Rental cash flow+$7,200
5-year hold
+$97,526(104.1% ROI)
Projected value
$530,160
Return breakdown
Property appreciation+$61,576
Loan principal paid down+$23,950
Rental cash flow+$12,000
10-year hold
+$212,312(226.5% ROI)
Projected value
$599,827
Return breakdown
Property appreciation+$131,243
Loan principal paid down+$57,069
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.08
1 BR
0.88
2 BR
0.92
3 BR
0.96
4 BR
0.82
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 02464 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 02464 (Newton Upper Falls, MA) is $3,370 a month. That is down 5.6% from $3,570 in FY 2026. Newton Upper Falls is in the Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area. 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 $3,008. Among 107 ZIP codes in Middlesex County, 02464 has the 27th-highest two-bedroom rent (county range $2,240–$4,510). The median county two-bedroom FMR in Massachusetts is $2,222, so ZIP 02464 is 52% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 02464
BedroomsFY 2027Change90–110% range
Studio$2,730−4.5%$2,457–$3,003
1BR$2,820−6.3%$2,538–$3,102
2BR$3,370−5.6%$3,033–$3,707
3BR$4,020−6.1%$3,618–$4,422
4BR$4,430−6.3%$3,987–$4,873

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 02464
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,730$2,820$3,370$4,020$4,430
FY 2026$2,860$3,010$3,570$4,280$4,730
FY 2025$2,850$3,010$3,570$4,300$4,730
FY 2024$2,750$2,960$3,520$4,260$4,690
FY 2023$2,410$2,610$3,130$3,810$4,200

Two-bedroom rent in nearby Middlesex County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 02464
02455$3,050−9.5%
02458$3,150−6.5%
02459$3,300−2.1%
02460$3,530+4.7%
02461$4,340+28.8%
02462$3,640+8.0%
02464Current$3,370—
02465$3,120−7.4%
02466$3,150−6.5%
02467$4,190+24.3%
02468$3,830+13.6%
02472$3,350−0.6%

Questions about ZIP 02464 rents

How much will Section 8 pay for a two-bedroom in ZIP 02464?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $3,008, which applies unless the housing authority uses Small Area FMRs, that basic range is $2,707 to $3,309 a month; under the ZIP-level Small Area FMR of $3,370 it would be $3,033 to $3,707. 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 02464 in?

ZIP 02464 is in the Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $3,008.

How much did fair market rent change in ZIP 02464 for FY 2027?

The two-bedroom FMR fell 5.6%, from $3,570 in FY 2026 to $3,370 in FY 2027. Since FY 2023 it has risen 7.7%.

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 rentNewton Upper Falls, MA fair market rentMA statewide rentsWhat is SAFMR?Data sources