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Sagadahoc County/Topsham/04086

04086

ZIPSAFMR
Sagadahoc County, ME
Zillow

ZIP Investment Score

76Below average

095130300
BRFMR
Eff. Rent
0 BR$1,540$1,540
1 BR$1,770$1,770
2 BR$2,210$2,030
3 BR$3,060$3,060
4 BR$3,690$2,240
5 BR$4,244Not available
6 BR$4,880Not available
7 BR$5,612Not available
8 BR$6,454Not available

Purchase Price Calculator

Maximum purchase price
$239,741

Cost breakdown

+Likely effective rent$2,030
HUD FMR$2,210
Market rentUsed$2,030
Est. payment standard (95%)$2,090
-Principal and interest-$1,212
Loan amount$191,793
Down payment$47,948
Rate6.50%
Term30 years
-Operating costs-$618
Property taxes-$240
Insurance-$175
Utilities$0
HOA$0
Management-$203
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$32,505(67.8% ROI)
Projected value
$258,174
Return breakdown
Property appreciation+$18,434
Loan principal paid down+$6,871
Rental cash flow+$7,200
5-year hold
+$55,758(116.3% ROI)
Projected value
$271,245
Return breakdown
Property appreciation+$31,504
Loan principal paid down+$12,254
Rental cash flow+$12,000
10-year hold
+$120,346(251.0% ROI)
Projected value
$306,888
Return breakdown
Property appreciation+$67,148
Loan principal paid down+$29,198
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.00
1 BR
1.00
2 BR
1.09
4 BR
1.65
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 04086 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 04086 (Topsham, ME) is $2,210 a month. That is up 21.4% from $1,820 in FY 2026. Topsham is in the Sagadahoc County, ME 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 $1,659. Among 13 ZIP codes in Sagadahoc County, 04086 has the highest two-bedroom rent (county range $1,420–$2,210). The median county two-bedroom FMR in Maine is $1,371, so ZIP 04086 is 61% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 04086
BedroomsFY 2027Change90–110% range
Studio$1,540+20.3%$1,386–$1,694
1BR$1,770+21.2%$1,593–$1,947
2BR$2,210+21.4%$1,989–$2,431
3BR$3,060+20.9%$2,754–$3,366
4BR$3,690+21.0%$3,321–$4,059

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 04086
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,540$1,770$2,210$3,060$3,690
FY 2026$1,280$1,460$1,820$2,530$3,050
FY 2025$1,170$1,320$1,620$2,270$2,720
FY 2024$920$1,110$1,360$1,920$2,310
FY 2023$900$1,110$1,350$1,840$2,200

Two-bedroom rent in nearby Sagadahoc County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 04086
04008$1,740−21.3%
04011$2,020−8.6%
04086Current$2,210—
04252$1,970−10.9%
04280$1,640−25.8%
04287$1,800−18.6%
04345$1,420−35.7%
04357$1,570−29.0%
04530$1,540−30.3%
04548$1,700−23.1%
04562$1,630−26.2%
04565$1,660−24.9%

Questions about ZIP 04086 rents

How much will Section 8 pay for a two-bedroom in ZIP 04086?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,659, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,493 to $1,825 a month; under the ZIP-level Small Area FMR of $2,210 it would be $1,989 to $2,431. 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 04086 in?

ZIP 04086 is in the Sagadahoc County, ME HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,659.

How much did fair market rent change in ZIP 04086 for FY 2027?

The two-bedroom FMR rose 21.4%, from $1,820 in FY 2026 to $2,210 in FY 2027. Since FY 2023 it has risen 63.7%.

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 rentTopsham, ME fair market rentME statewide rentsWhat is SAFMR?Data sources