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Barnstable County/Brewster/02631

02631

ZIPSAFMR
Barnstable County, MA
Zillow

ZIP Investment Score

41Below average

095130300
BRFMR
Eff. Rent
0 BR$1,820$1,820
1 BR$1,830$1,830
2 BR$2,390$2,390
3 BR$3,000$3,000
4 BR$3,570$3,570
5 BR$4,106Not available
6 BR$4,721Not available
7 BR$5,430Not available
8 BR$6,244Not available

Purchase Price Calculator

Maximum purchase price
$293,237

Cost breakdown

+Likely effective rent$2,390
HUD FMRUsed$2,390
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,483
Loan amount$234,589
Down payment$58,647
Rate6.50%
Term30 years
-Operating costs-$707
Property taxes-$293
Insurance-$175
Utilities$0
HOA$0
Management-$239
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$38,152(65.1% ROI)
Projected value
$315,784
Return breakdown
Property appreciation+$22,547
Loan principal paid down+$8,405
Rental cash flow+$7,200
5-year hold
+$65,522(111.7% ROI)
Projected value
$331,770
Return breakdown
Property appreciation+$38,534
Loan principal paid down+$14,988
Rental cash flow+$12,000
10-year hold
+$141,845(241.9% ROI)
Projected value
$375,368
Return breakdown
Property appreciation+$82,131
Loan principal paid down+$35,714
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
--
Tax rate
--
Mortgage rate
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ZIP 02631 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 02631 (Brewster, MA) is $2,390 a month. That is up 3.0% from $2,320 in FY 2026. Brewster is in the Barnstable Town, 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 $2,488. Among 56 ZIP codes in Barnstable County, 02631 is tied for the 35th-highest two-bedroom rent (county range $2,180–$3,560). The median county two-bedroom FMR in Massachusetts is $2,222, so ZIP 02631 is 8% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 02631
BedroomsFY 2027Change90–110% range
Studio$1,820+3.4%$1,638–$2,002
1BR$1,830+3.4%$1,647–$2,013
2BR$2,390+3.0%$2,151–$2,629
3BR$3,000+4.9%$2,700–$3,300
4BR$3,570+8.8%$3,213–$3,927

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 02631
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,820$1,830$2,390$3,000$3,570
FY 2026$1,760$1,770$2,320$2,860$3,280
FY 2025$1,650$1,700$2,230$2,740$3,140
FY 2024$1,360$1,450$1,910$2,330$2,660
FY 2023$1,220$1,350$1,780$2,180$2,420

Two-bedroom rent in nearby Barnstable County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 02631
02630$3,560+49.0%
02631Current$2,390—
02632$3,310+38.5%
02633$2,280−4.6%
02634$2,490+4.2%
02635$2,920+22.2%
02637$3,110+30.1%
02638$2,200−7.9%
02639$2,220−7.1%
02641$2,360−1.3%
02642$2,480+3.8%
02643$2,270−5.0%

Questions about ZIP 02631 rents

How much will Section 8 pay for a two-bedroom in ZIP 02631?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $2,488, which applies unless the housing authority uses Small Area FMRs, that basic range is $2,239 to $2,737 a month; under the ZIP-level Small Area FMR of $2,390 it would be $2,151 to $2,629. 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 02631 in?

ZIP 02631 is in the Barnstable Town, MA MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $2,488.

How much did fair market rent change in ZIP 02631 for FY 2027?

The two-bedroom FMR rose 3.0%, from $2,320 in FY 2026 to $2,390 in FY 2027. Since FY 2023 it has risen 34.3%.

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 rentBrewster, MA fair market rentMA statewide rentsWhat is SAFMR?Data sources