08061

ZIPSAFMR

Gloucester County, NJ

ZIP Investment Score

80Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,480	$1,580	-8.9%
1 BR	$1,610	$1,680	-9.6%
2 BR	$1,910	$2,000	-9.9%
3 BR	$2,320	$2,360	-9.8%
4 BR	$2,670	$2,940	-9.8%
5 BR	$3,070	Not available	-9.8%
6 BR	$3,531	Not available	-9.8%
7 BR	$4,061	Not available	-9.8%
8 BR	$4,670	Not available	-9.8%

Purchase Price Calculator

Maximum purchase price

$235,283

Cost breakdown

+Likely effective rent$2,000

HUD FMR$1,910

Market rent$2,050

Est. payment standard (105%)Used$2,000

-Principal and interest-$1,190

Loan amount$188,226

Down payment$47,057

Rate6.50%

Term30 years

-Operating costs-$610

Property taxes-$235

Insurance-$175

Utilities$0

HOA$0

Management-$200

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$32,035(68.1% ROI)

Projected value

$253,374

Return breakdown

Property appreciation+$18,091

Loan principal paid down+$6,744

Rental cash flow+$7,200

5-year hold

+$54,944(116.8% ROI)

Projected value

$266,201

Return breakdown

Property appreciation+$30,918

Loan principal paid down+$12,026

Rental cash flow+$12,000

10-year hold

+$118,554(251.9% ROI)

Projected value

$301,182

Return breakdown

Property appreciation+$65,899

Loan principal paid down+$28,655

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.91ratio

FMR$1,480

Market$1,630

vs market-$150

FMR is near market; voucher and private rents are aligned.

0.91

1 BR

0.94ratio

FMR$1,610

Market$1,720

vs market-$110

FMR is near market; voucher and private rents are aligned.

0.94

2 BR

0.93ratio

FMR$1,910

Market$2,050

vs market-$140

FMR is near market; voucher and private rents are aligned.

0.93

3 BR

0.97ratio

FMR$2,320

Market$2,380

vs market-$60

FMR is near market; voucher and private rents are aligned.

0.97

4 BR

0.83ratio

FMR$2,670

Market$3,210

vs market-$540

FMR is below market; voucher rent may lag private rents.

0.83

0.700.800.901.001.101.201.30aligned range

Historical

FY 2023-2027

FMR: FY2027
Market rent: last ~365 days
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 08061 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 08061 (Mount Royal, NJ) is $1,910 a month. That is down 9.9% from $2,120 in FY 2026. Mount Royal is in the Philadelphia-Camden-Wilmington, PA-NJ-DE-MD MSA, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 32 ZIP codes in Gloucester County, 08061 has the 18th-highest two-bedroom rent (county range $1,550–$2,360). The median county two-bedroom FMR in New Jersey is $2,233, so ZIP 08061 is 14% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 08061
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,600	$1,480	−7.5%	$1,332–$1,628
1BR	$1,780	$1,610	−9.6%	$1,449–$1,771
2BR	$2,120	$1,910	−9.9%	$1,719–$2,101
3BR	$2,570	$2,320	−9.7%	$2,088–$2,552
4BR	$2,960	$2,670	−9.8%	$2,403–$2,937

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 08061
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,480	$1,610	$1,910	$2,320	$2,670
FY 2026	$1,600	$1,780	$2,120	$2,570	$2,960
FY 2025	$1,770	$1,970	$2,350	$2,850	$3,280
FY 2024	$1,960	$2,180	$2,610	$3,160	$3,640
FY 2023	$1,630	$1,830	$2,210	$2,690	$3,130

Two-bedroom rent in nearby Gloucester County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 08061
08039	$1,920	+0.5%
08051	$2,220	+16.2%
08056	$1,880	−1.6%
08061Current	$1,910	—
08062	$1,560	−18.3%
08063	$1,670	−12.6%
08066	$1,550	−18.8%
08071	$1,870	−2.1%
08074	$1,750	−8.4%
08080	$2,200	+15.2%
08081	$2,040	+6.8%
08085	$2,360	+23.6%

Questions about ZIP 08061 rents

How much will Section 8 pay for a two-bedroom in ZIP 08061?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,910, that basic range is $1,719 to $2,101 a month. 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 08061 in?

ZIP 08061 is in the Philadelphia-Camden-Wilmington, PA-NJ-DE-MD MSA. HUD requires Small Area FMRs in this area, so payment standards are set by ZIP code.

How much did fair market rent change in ZIP 08061 for FY 2027?

The two-bedroom FMR fell 9.9%, from $2,120 in FY 2026 to $1,910 in FY 2027. Since FY 2023 it has fallen 13.6%.

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 rent Mount Royal, NJ fair market rent NJ statewide rents What is SAFMR?Data sources