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Washington County/Wesley/04686

04686

ZIPSAFMR
Washington County, ME
Zillow

ZIP Investment Score

108Above average

095130300
BRFMR
Eff. Rent
0 BR$960$960
1 BR$990$990
2 BR$1,280$1,280
3 BR$1,700$1,700
4 BR$1,960$1,960
5 BR$2,254Not available
6 BR$2,592Not available
7 BR$2,981Not available
8 BR$3,428Not available

Purchase Price Calculator

Maximum purchase price
$128,291

Cost breakdown

+Likely effective rent$1,280
HUD FMRUsed$1,280
Market rentN/A
Est. payment standardN/A
-Principal and interest-$649
Loan amount$102,633
Down payment$25,658
Rate6.50%
Term30 years
-Operating costs-$431
Property taxes-$128
Insurance-$175
Utilities$0
HOA$0
Management-$128
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$20,741(80.8% ROI)
Projected value
$138,155
Return breakdown
Property appreciation+$9,864
Loan principal paid down+$3,677
Rental cash flow+$7,200
5-year hold
+$35,416(138.0% ROI)
Projected value
$145,149
Return breakdown
Property appreciation+$16,858
Loan principal paid down+$6,557
Rental cash flow+$12,000
10-year hold
+$75,557(294.5% ROI)
Projected value
$164,223
Return breakdown
Property appreciation+$35,932
Loan principal paid down+$15,625
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 04686 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 04686 (Wesley, ME) is $1,280 a month. That is down 3.0% from $1,320 in FY 2026. Wesley is in the Washington County, ME non-metropolitan 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 county-wide two-bedroom FMR of $1,230. Among 32 ZIP codes in Washington County, 04686 has the 18th-highest two-bedroom rent (county range $1,130–$1,850). The median county two-bedroom FMR in Maine is $1,371, so ZIP 04686 is 7% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 04686
BedroomsFY 2027Change90–110% range
Studio$960+5.5%$864–$1,056
1BR$990−2.0%$891–$1,089
2BR$1,280−3.0%$1,152–$1,408
3BR$1,700−7.6%$1,530–$1,870
4BR$1,960−4.4%$1,764–$2,156

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 04686
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$960$990$1,280$1,700$1,960
FY 2026$910$1,010$1,320$1,840$2,050
FY 2025$740$830$1,090$1,530$1,640
FY 2024area FMR$669$751$987$1,371$1,453
FY 2023area FMR$651$675$889$1,181$1,271

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Washington County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 04686
04654$1,130−11.7%
04655$1,380+7.8%
04657$1,470+14.8%
04658$1,200−6.2%
04666$1,430+11.7%
04667$1,680+31.3%
04668$1,300+1.6%
04671$1,850+44.5%
04680$1,250−2.3%
04686Current$1,280—
04691$1,420+10.9%
04694$1,490+16.4%

Questions about ZIP 04686 rents

How much will Section 8 pay for a two-bedroom in ZIP 04686?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,230, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,107 to $1,353 a month; under the ZIP-level Small Area FMR of $1,280 it would be $1,152 to $1,408. 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 04686 in?

ZIP 04686 is in the Washington County, ME non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,230.

How much did fair market rent change in ZIP 04686 for FY 2027?

The two-bedroom FMR fell 3.0%, from $1,320 in FY 2026 to $1,280 in FY 2027. Since FY 2025 it has risen 17.4%.

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