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Mercer County/Windsor/08561

08561

ZIPSAFMR
Mercer County, NJ
Zillow

ZIP Investment Score

94Below average

095130300
BRFMR
Eff. Rent
0 BR$1,750$1,930
1 BR$1,980$1,980
2 BR$2,510$2,610
3 BR$3,070$3,350
4 BR$3,450$3,800
5 BR$3,967Not available
6 BR$4,563Not available
7 BR$5,247Not available
8 BR$6,034Not available

Purchase Price Calculator

Maximum purchase price
$325,928

Cost breakdown

+Likely effective rent$2,610
HUD FMR$2,510
Market rent$2,660
Est. payment standard (104%)Used$2,610
-Principal and interest-$1,648
Loan amount$260,743
Down payment$65,186
Rate6.50%
Term30 years
-Operating costs-$762
Property taxes-$326
Insurance-$175
Utilities$0
HOA$0
Management-$261
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$41,603(63.8% ROI)
Projected value
$350,989
Return breakdown
Property appreciation+$25,061
Loan principal paid down+$9,342
Rental cash flow+$7,200
5-year hold
+$71,489(109.7% ROI)
Projected value
$368,758
Return breakdown
Property appreciation+$42,830
Loan principal paid down+$16,659
Rental cash flow+$12,000
10-year hold
+$154,983(237.8% ROI)
Projected value
$417,216
Return breakdown
Property appreciation+$91,288
Loan principal paid down+$39,695
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.83
1 BR
1.00
2 BR
0.94
3 BR
0.88
4 BR
0.82
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 08561 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 08561 (Windsor, NJ) is $2,510 a month. That is up 13.1% from $2,220 in FY 2026. Windsor is in the Trenton-Princeton, NJ MSA. 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 $2,242. Among 36 ZIP codes in Mercer County, 08561 has the 12th-highest two-bedroom rent (county range $1,760–$3,360). The median county two-bedroom FMR in New Jersey is $2,233, so ZIP 08561 is 12% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 08561
BedroomsFY 2027Change90–110% range
Studio$1,750+14.4%$1,575–$1,925
1BR$1,980+12.5%$1,782–$2,178
2BR$2,510+13.1%$2,259–$2,761
3BR$3,070+15.0%$2,763–$3,377
4BR$3,450+13.5%$3,105–$3,795

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 08561
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,750$1,980$2,510$3,070$3,450
FY 2026$1,530$1,760$2,220$2,670$3,040
FY 2025$1,620$1,870$2,370$2,850$3,210
FY 2024$1,660$1,900$2,440$2,960$3,260
FY 2023$1,440$1,640$2,150$2,620$2,900

Two-bedroom rent in nearby Mercer County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 08561
08525$2,450−2.4%
08530$2,590+3.2%
08534$2,790+11.2%
08540$2,890+15.1%
08542$3,360+33.9%
08543$2,240−10.8%
08544$3,000+19.5%
08550$3,360+33.9%
08558$2,620+4.4%
08560$2,640+5.2%
08561Current$2,510—
08601$2,240−10.8%

Questions about ZIP 08561 rents

How much will Section 8 pay for a two-bedroom in ZIP 08561?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $2,242, which applies unless the housing authority uses Small Area FMRs, that basic range is $2,018 to $2,466 a month; under the ZIP-level Small Area FMR of $2,510 it would be $2,259 to $2,761. 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 08561 in?

ZIP 08561 is in the Trenton-Princeton, NJ MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $2,242.

How much did fair market rent change in ZIP 08561 for FY 2027?

The two-bedroom FMR rose 13.1%, from $2,220 in FY 2026 to $2,510 in FY 2027. Since FY 2023 it has risen 16.7%.

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