08739

ZIPSAFMR

Ocean County, NJ

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,640	$1,800	5.4%
1 BR	$1,810	$1,990	5.1%
2 BR	$2,240	$2,460	5.1%
3 BR	$2,870	$3,160	3.1%
4 BR	$3,180	$3,500	2.8%
5 BR	$3,657	Not available	2.8%
6 BR	$4,206	Not available	2.8%
7 BR	$4,836	Not available	2.8%
8 BR	$5,562	Not available	2.8%

Purchase Price Calculator

Maximum purchase price

$303,639

Cost breakdown

+Likely effective rent$2,460

HUD FMR$2,240

Market rent$2,860

Est. payment standard (110%)Used$2,460

-Principal and interest-$1,535

Loan amount$242,911

Down payment$60,728

Rate6.50%

Term30 years

-Operating costs-$725

Property taxes-$304

Insurance-$175

Utilities$0

HOA$0

Management-$246

=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

+$39,250(64.6% ROI)

Projected value

$326,985

Return breakdown

Property appreciation+$23,347

Loan principal paid down+$8,703

Rental cash flow+$7,200

5-year hold

+$67,420(111.0% ROI)

Projected value

$343,539

Return breakdown

Property appreciation+$39,901

Loan principal paid down+$15,520

Rental cash flow+$12,000

10-year hold

+$146,025(240.5% ROI)

Projected value

$388,683

Return breakdown

Property appreciation+$85,044

Loan principal paid down+$36,980

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.52ratio

FMR$1,640

Market$3,170

vs market-$1,530

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

0.52

1 BR

0.73ratio

FMR$1,810

Market$2,480

vs market-$670

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

0.73

2 BR

0.78ratio

FMR$2,240

Market$2,860

vs market-$620

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

0.78

3 BR

0.83ratio

FMR$2,870

Market$3,440

vs market-$570

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

0.83

4 BR

0.62ratio

FMR$3,180

Market$5,120

vs market-$1,940

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

0.62

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 08739 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 08739 (Normandy Beach, NJ) is $2,240 a month. That is down 2.6% from $2,300 in FY 2026. Normandy Beach is in the Monmouth-Ocean, NJ HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 35 ZIP codes in Ocean County, 08739 is tied for the 19th-highest two-bedroom rent (county range $1,760–$3,210).

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 08739
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,660	$1,640	−1.2%	$1,476–$1,804
1BR	$1,870	$1,810	−3.2%	$1,629–$1,991
2BR	$2,300	$2,240	−2.6%	$2,016–$2,464
3BR	$3,010	$2,870	−4.7%	$2,583–$3,157
4BR	$3,330	$3,180	−4.5%	$2,862–$3,498

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 08739
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,640	$1,810	$2,240	$2,870	$3,180
FY 2026	$1,660	$1,870	$2,300	$3,010	$3,330
FY 2025	$1,470	$1,650	$2,030	$2,700	$3,010
FY 2024	$1,400	$1,560	$1,930	$2,620	$2,930
FY 2023	$1,160	$1,290	$1,620	$2,220	$2,470

Two-bedroom rent in nearby Ocean County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 08739
08731	$2,660	+18.8%
08732	$2,110	−5.8%
08733	$2,190	−2.2%
08734	$2,130	−4.9%
08735	$2,090	−6.7%
08738	$2,410	+7.6%
08739Current	$2,240	—
08740	$2,390	+6.7%
08741	$2,280	+1.8%
08742	$2,410	+7.6%
08751	$1,850	−17.4%
08752	$1,940	−13.4%

Questions about ZIP 08739 rents

How much will Section 8 pay for a two-bedroom in ZIP 08739?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,240, that basic range is $2,016 to $2,464 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 08739 in?

ZIP 08739 is in the Monmouth-Ocean, NJ HUD Metro FMR Area. 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 08739 for FY 2027?

The two-bedroom FMR fell 2.6%, from $2,300 in FY 2026 to $2,240 in FY 2027. Since FY 2023 it has risen 38.3%.

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