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Androscoggin County/Mechanic Falls/04256

04256

ZIPSAFMR
Androscoggin County, ME
Zillow

ZIP Investment Score

105Above average

095130300
BRFMR
Eff. Rent
0 BR$1,340$1,340
1 BR$1,420$1,420
2 BR$1,860$1,860
3 BR$2,350$2,350
4 BR$2,730$2,730
5 BR$3,139Not available
6 BR$3,610Not available
7 BR$4,152Not available
8 BR$4,775Not available

Purchase Price Calculator

Maximum purchase price
$214,479

Cost breakdown

+Likely effective rent$1,860
HUD FMRUsed$1,860
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,085
Loan amount$171,583
Down payment$42,896
Rate6.50%
Term30 years
-Operating costs-$575
Property taxes-$214
Insurance-$175
Utilities$0
HOA$0
Management-$186
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$29,839(69.6% ROI)
Projected value
$230,970
Return breakdown
Property appreciation+$16,491
Loan principal paid down+$6,147
Rental cash flow+$7,200
5-year hold
+$51,147(119.2% ROI)
Projected value
$242,663
Return breakdown
Property appreciation+$28,184
Loan principal paid down+$10,962
Rental cash flow+$12,000
10-year hold
+$110,194(256.9% ROI)
Projected value
$274,551
Return breakdown
Property appreciation+$60,072
Loan principal paid down+$26,122
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
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Tax rate
--
Mortgage rate
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ZIP 04256 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 04256 (Mechanic Falls, ME) is $1,860 a month. That is down 1.1% from $1,880 in FY 2026. Mechanic Falls is in the Lewiston-Auburn, ME 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 $1,677. Among 29 ZIP codes in Androscoggin County, 04256 has the 5th-highest two-bedroom rent (county range $1,430–$1,970). The median county two-bedroom FMR in Maine is $1,371, so ZIP 04256 is 36% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 04256
BedroomsFY 2027Change90–110% range
Studio$1,340−0.7%$1,206–$1,474
1BR$1,420−1.4%$1,278–$1,562
2BR$1,860−1.1%$1,674–$2,046
3BR$2,350−3.3%$2,115–$2,585
4BR$2,7300.0%$2,457–$3,003

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 04256
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,340$1,420$1,860$2,350$2,730
FY 2026$1,350$1,440$1,880$2,430$2,730
FY 2025$1,110$1,220$1,560$2,050$2,270
FY 2024$950$1,110$1,400$1,840$2,060
FY 2023$950$1,060$1,350$1,770$2,010

Two-bedroom rent in nearby Androscoggin County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 04256
04241$1,680−9.7%
04243$1,680−9.7%
04250$1,740−6.5%
04252$1,970+5.9%
04253$1,480−20.4%
04254$1,430−23.1%
04256Current$1,860—
04258$1,750−5.9%
04260$1,880+1.1%
04263$1,680−9.7%
04266$1,680−9.7%
04270$1,580−15.1%

Questions about ZIP 04256 rents

How much will Section 8 pay for a two-bedroom in ZIP 04256?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,677, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,509 to $1,845 a month; under the ZIP-level Small Area FMR of $1,860 it would be $1,674 to $2,046. 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 04256 in?

ZIP 04256 is in the Lewiston-Auburn, ME MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,677.

How much did fair market rent change in ZIP 04256 for FY 2027?

The two-bedroom FMR fell 1.1%, from $1,880 in FY 2026 to $1,860 in FY 2027. Since FY 2023 it has risen 37.8%.

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