Gloucester County/Thorofare/08086

08086

ZIPSAFMR

Gloucester County, NJ

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ZIP Investment Score

91Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,700	$1,610	2.5%
1 BR	$1,840	$1,700	1.5%
2 BR	$2,200	$1,870	1.4%
3 BR	$2,620	$2,360	0.9%
4 BR	$2,890	$3,010	-0.6%
5 BR	$3,323	Not available	-0.6%
6 BR	$3,822	Not available	-0.6%
7 BR	$4,395	Not available	-0.6%
8 BR	$5,055	Not available	-0.6%

Purchase Price Calculator

Maximum purchase price

$215,965

Cost breakdown

+Likely effective rent$1,870

HUD FMR$2,200

Market rentUsed$1,870

Est. payment standard (90%)$1,990

-Principal and interest-$1,092

Loan amount$172,772

Down payment$43,193

Rate6.50%

Term30 years

-Operating costs-$578

Property taxes-$216

Insurance-$175

Utilities$0

HOA$0

Management-$187

=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

+$29,996(69.4% ROI)

Projected value

$232,570

Return breakdown

Property appreciation+$16,606

Loan principal paid down+$6,190

Rental cash flow+$7,200

5-year hold

+$51,418(119.0% ROI)

Projected value

$244,344

Return breakdown

Property appreciation+$28,380

Loan principal paid down+$11,038

Rental cash flow+$12,000

10-year hold

+$110,791(256.5% ROI)

Projected value

$276,453

Return breakdown

Property appreciation+$60,488

Loan principal paid down+$26,303

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.06ratio

FMR$1,700

Market$1,610

vs market+$90

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

1.06

1 BR

1.08ratio

FMR$1,840

Market$1,700

vs market+$140

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

1.08

2 BR

1.18ratio

FMR$2,200

Market$1,870

vs market+$330

FMR is above market; underwrite to market rent.

1.18

3 BR

1.11ratio

FMR$2,620

Market$2,360

vs market+$260

FMR is above market; underwrite to market rent.

1.11

4 BR

0.94ratio

FMR$2,890

Market$3,080

vs market-$190

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

0.94

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 08086 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 08086 (Thorofare, NJ) is $2,200 a month. That is up 0.9% from $2,180 in FY 2026. Thorofare 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, 08086 is tied for the 3rd-highest two-bedroom rent (county range $1,550–$2,360). The median county two-bedroom FMR in New Jersey is $2,233, so ZIP 08086 is 1% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 08086
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,680	$1,700	+1.2%	$1,530–$1,870
1BR	$1,830	$1,840	+0.5%	$1,656–$2,024
2BR	$2,180	$2,200	+0.9%	$1,980–$2,420
3BR	$2,610	$2,620	+0.4%	$2,358–$2,882
4BR	$2,920	$2,890	−1.0%	$2,601–$3,179

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 08086
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,700	$1,840	$2,200	$2,620	$2,890
FY 2026	$1,680	$1,830	$2,180	$2,610	$2,920
FY 2025	$1,680	$1,850	$2,210	$2,660	$3,030
FY 2024	$1,580	$1,760	$2,110	$2,550	$2,940
FY 2023	$1,290	$1,460	$1,760	$2,140	$2,490

Two-bedroom rent in nearby Gloucester County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 08086
08071	$1,870	−15.0%
08074	$1,750	−20.5%
08080	$2,200	0.0%
08081	$2,040	−7.3%
08085	$2,360	+7.3%
08086Current	$2,200	—
08090	$2,060	−6.4%
08093	$1,620	−26.4%
08094	$1,900	−13.6%
08096	$1,990	−9.5%
08097	$1,710	−22.3%
08098	$1,600	−27.3%

Questions about ZIP 08086 rents

How much will Section 8 pay for a two-bedroom in ZIP 08086?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,200, that basic range is $1,980 to $2,420 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 08086 in?

ZIP 08086 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 08086 for FY 2027?

The two-bedroom FMR rose 0.9%, from $2,180 in FY 2026 to $2,200 in FY 2027. Since FY 2023 it has risen 25.0%.

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