Skip to main content
Loading page
Waldo County/Lincolnville/04849

04849

ZIPSAFMR
Waldo County, ME
Zillow

ZIP Investment Score

54Below average

095130300
BRFMR
Eff. Rent
0 BR$1,520$1,520
1 BR$1,540$1,540
2 BR$1,830$1,830
3 BR$2,360$2,360
4 BR$2,650$2,650
5 BR$3,047Not available
6 BR$3,505Not available
7 BR$4,030Not available
8 BR$4,635Not available

Purchase Price Calculator

Maximum purchase price
$210,021

Cost breakdown

+Likely effective rent$1,830
HUD FMRUsed$1,830
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,062
Loan amount$168,017
Down payment$42,004
Rate6.50%
Term30 years
-Operating costs-$568
Property taxes-$210
Insurance-$175
Utilities$0
HOA$0
Management-$183
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$29,368(69.9% ROI)
Projected value
$226,169
Return breakdown
Property appreciation+$16,149
Loan principal paid down+$6,020
Rental cash flow+$7,200
5-year hold
+$50,333(119.8% ROI)
Projected value
$237,619
Return breakdown
Property appreciation+$27,598
Loan principal paid down+$10,735
Rental cash flow+$12,000
10-year hold
+$108,402(258.1% ROI)
Projected value
$268,844
Return breakdown
Property appreciation+$58,824
Loan principal paid down+$25,579
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

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
--

ZIP 04849 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 04849 (Lincolnville, ME) is $1,830 a month. That is down 3.7% from $1,900 in FY 2026. Lincolnville is in the Waldo 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 $1,367. Among 21 ZIP codes in Waldo County, 04849 has the 2nd-highest two-bedroom rent (county range $1,300–$2,130). The median county two-bedroom FMR in Maine is $1,371, so ZIP 04849 is 34% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 04849
BedroomsFY 2027Change90–110% range
Studio$1,520−0.7%$1,368–$1,672
1BR$1,5400.0%$1,386–$1,694
2BR$1,830−3.7%$1,647–$2,013
3BR$2,360−4.1%$2,124–$2,596
4BR$2,650−1.1%$2,385–$2,915

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 04849
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,520$1,540$1,830$2,360$2,650
FY 2026$1,530$1,540$1,900$2,460$2,680
FY 2025$1,230$1,240$1,590$2,060$2,210
FY 2024area FMR$886$892$1,160$1,431$1,606
FY 2023area FMR$891$896$1,142$1,390$1,694

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

Two-bedroom rent in nearby Waldo County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 04849
04848$1,300−29.0%
04849Current$1,830—
04850$1,370−25.1%
04915$1,320−27.9%
04921$1,360−25.7%
04922$1,420−22.4%
04932$2,130+16.4%
04941$1,300−29.0%
04949$1,380−24.6%
04951$1,540−15.8%
04952$1,380−24.6%
04973$1,300−29.0%

Questions about ZIP 04849 rents

How much will Section 8 pay for a two-bedroom in ZIP 04849?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,367, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,230 to $1,504 a month; under the ZIP-level Small Area FMR of $1,830 it would be $1,647 to $2,013. 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 04849 in?

ZIP 04849 is in the Waldo County, ME non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,367.

How much did fair market rent change in ZIP 04849 for FY 2027?

The two-bedroom FMR fell 3.7%, from $1,900 in FY 2026 to $1,830 in FY 2027. Since FY 2025 it has risen 15.1%.

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