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Essex County/Livingston/07039

07039

ZIPSAFMR
Essex County, NJ
Zillow

ZIP Investment Score

51Below average

095130300
BRFMR
Eff. Rent
0 BR$2,460$2,710
1 BR$2,780$2,270
2 BR$3,350$3,480
3 BR$4,180$4,190
4 BR$4,780$4,670
5 BR$5,497Not available
6 BR$6,322Not available
7 BR$7,270Not available
8 BR$8,360Not available

Purchase Price Calculator

Maximum purchase price
$455,210

Cost breakdown

+Likely effective rent$3,480
HUD FMR$3,350
Market rent$3,550
Est. payment standard (104%)Used$3,480
-Principal and interest-$2,302
Loan amount$364,168
Down payment$91,042
Rate6.50%
Term30 years
-Operating costs-$978
Property taxes-$455
Insurance-$175
Utilities$0
HOA$0
Management-$348
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$55,249(60.7% ROI)
Projected value
$490,211
Return breakdown
Property appreciation+$35,001
Loan principal paid down+$13,047
Rental cash flow+$7,200
5-year hold
+$95,085(104.4% ROI)
Projected value
$515,028
Return breakdown
Property appreciation+$59,818
Loan principal paid down+$23,267
Rental cash flow+$12,000
10-year hold
+$206,938(227.3% ROI)
Projected value
$582,707
Return breakdown
Property appreciation+$127,497
Loan principal paid down+$55,440
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.61
1 BR
1.22
2 BR
0.94
3 BR
1.00
4 BR
1.02
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 07039 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 07039 (Livingston, NJ) is $3,350 a month. That is up 1.2% from $3,310 in FY 2026. Livingston is in the Newark, NJ 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 $2,233. Among 39 ZIP codes in Essex County, 07039 is tied for the highest two-bedroom rent (county range $1,990–$3,350). The median county two-bedroom FMR in New Jersey is $2,233, so ZIP 07039 is 50% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 07039
BedroomsFY 2027Change90–110% range
Studio$2,460+1.7%$2,214–$2,706
1BR$2,780+1.5%$2,502–$3,058
2BR$3,350+1.2%$3,015–$3,685
3BR$4,180+1.0%$3,762–$4,598
4BR$4,780+1.5%$4,302–$5,258

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 07039
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,460$2,780$3,350$4,180$4,780
FY 2026$2,420$2,740$3,310$4,140$4,710
FY 2025$2,330$2,650$3,210$4,040$4,600
FY 2024$2,070$2,380$2,870$3,630$4,190
FY 2023$1,690$2,010$2,410$3,060$3,590

Two-bedroom rent in nearby Essex County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 07039
07019$2,110−37.0%
07021$2,860−14.6%
07028$3,220−3.9%
07039Current$3,350—
07040$2,870−14.3%
07041$2,630−21.5%
07042$2,940−12.2%
07043$3,190−4.8%
07044$2,870−14.3%
07050$2,310−31.0%
07051$2,110−37.0%
07052$2,520−24.8%

Questions about ZIP 07039 rents

How much will Section 8 pay for a two-bedroom in ZIP 07039?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $2,233, which applies unless the housing authority uses Small Area FMRs, that basic range is $2,010 to $2,456 a month; under the ZIP-level Small Area FMR of $3,350 it would be $3,015 to $3,685. 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 07039 in?

ZIP 07039 is in the Newark, NJ HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $2,233.

How much did fair market rent change in ZIP 07039 for FY 2027?

The two-bedroom FMR rose 1.2%, from $3,310 in FY 2026 to $3,350 in FY 2027. Since FY 2023 it has risen 39.0%.

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 rentLivingston, NJ fair market rentNJ statewide rentsWhat is SAFMR?Data sources