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Warren County/Port Murray/07865

07865

ZIPSAFMR
Warren County, NJ
Zillow

ZIP Investment Score

41Below average

095130300
BRFMR
Eff. Rent
0 BR$1,980$1,630
1 BR$2,070$1,790
2 BR$2,550$2,080
3 BR$3,210$2,350
4 BR$3,690$3,030
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
$247,171

Cost breakdown

+Likely effective rent$2,080
HUD FMR$2,550
Market rentUsed$2,080
Est. payment standard (90%)$2,300
-Principal and interest-$1,250
Loan amount$197,737
Down payment$49,434
Rate6.50%
Term30 years
-Operating costs-$630
Property taxes-$247
Insurance-$175
Utilities$0
HOA$0
Management-$208
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$33,290(67.3% ROI)
Projected value
$266,176
Return breakdown
Property appreciation+$19,005
Loan principal paid down+$7,084
Rental cash flow+$7,200
5-year hold
+$57,114(115.5% ROI)
Projected value
$279,651
Return breakdown
Property appreciation+$32,480
Loan principal paid down+$12,633
Rental cash flow+$12,000
10-year hold
+$123,332(249.5% ROI)
Projected value
$316,399
Return breakdown
Property appreciation+$69,229
Loan principal paid down+$30,103
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.21
1 BR
1.16
2 BR
1.23
3 BR
1.37
4 BR
1.22
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 07865 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 07865 (Port Murray, NJ) is $2,550 a month. That is down 9.9% from $2,830 in FY 2026. Port Murray is in the Warren County, 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 $2,021. Among 23 ZIP codes in Warren County, 07865 has the 5th-highest two-bedroom rent (county range $1,710–$2,780). The median county two-bedroom FMR in New Jersey is $2,233, so ZIP 07865 is 14% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 07865
BedroomsFY 2027Change90–110% range
Studio$1,980−10.0%$1,782–$2,178
1BR$2,070−9.6%$1,863–$2,277
2BR$2,550−9.9%$2,295–$2,805
3BR$3,210−9.8%$2,889–$3,531
4BR$3,690−10.0%$3,321–$4,059

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 07865
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,980$2,070$2,550$3,210$3,690
FY 2026$2,200$2,290$2,830$3,560$4,100
FY 2025$2,020$2,110$2,560$3,250$3,750
FY 2024$1,240$1,370$1,730$2,100$2,390
FY 2023$1,150$1,310$1,670$2,060$2,300

Two-bedroom rent in nearby Warren County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 07865
07832$2,520−1.2%
07833$2,120−16.9%
07838$2,730+7.1%
07840$2,070−18.8%
07844$1,830−28.2%
07846$2,300−9.8%
07860$2,010−21.2%
07863$2,240−12.2%
07865Current$2,550—
07874$2,410−5.5%
07880$2,410−5.5%
07882$2,240−12.2%

Questions about ZIP 07865 rents

How much will Section 8 pay for a two-bedroom in ZIP 07865?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $2,021, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,819 to $2,223 a month; under the ZIP-level Small Area FMR of $2,550 it would be $2,295 to $2,805. 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 07865 in?

ZIP 07865 is in the Warren County, NJ HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $2,021.

How much did fair market rent change in ZIP 07865 for FY 2027?

The two-bedroom FMR fell 9.9%, from $2,830 in FY 2026 to $2,550 in FY 2027. Since FY 2023 it has risen 52.7%.

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