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Middlesex County/East Brunswick/08816

08816

ZIPSAFMR
Middlesex County, NJ
Zillow

ZIP Investment Score

57Below average

095130300
BRFMR
Eff. Rent
0 BR$2,170$2,390
1 BR$2,340$2,230
2 BR$2,920$2,630
3 BR$3,480$3,290
4 BR$3,910$3,880
5 BR$4,497Not available
6 BR$5,171Not available
7 BR$5,947Not available
8 BR$6,839Not available

Purchase Price Calculator

Maximum purchase price
$328,900

Cost breakdown

+Likely effective rent$2,630
HUD FMR$2,920
Market rentUsed$2,630
Est. payment standard (94%)$2,730
-Principal and interest-$1,663
Loan amount$263,120
Down payment$65,780
Rate6.50%
Term30 years
-Operating costs-$767
Property taxes-$329
Insurance-$175
Utilities$0
HOA$0
Management-$263
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$41,916(63.7% ROI)
Projected value
$354,190
Return breakdown
Property appreciation+$25,289
Loan principal paid down+$9,427
Rental cash flow+$7,200
5-year hold
+$72,031(109.5% ROI)
Projected value
$372,121
Return breakdown
Property appreciation+$43,220
Loan principal paid down+$16,811
Rental cash flow+$12,000
10-year hold
+$156,177(237.4% ROI)
Projected value
$421,020
Return breakdown
Property appreciation+$92,120
Loan principal paid down+$40,057
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.83
1 BR
1.05
2 BR
1.11
3 BR
1.06
4 BR
1.01
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 08816 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 08816 (East Brunswick, NJ) is $2,920 a month. That is up 5.8% from $2,760 in FY 2026. East Brunswick is in the Middlesex-Somerset-Hunterdon, 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 $2,623. Among 56 ZIP codes in Middlesex County, 08816 has the 7th-highest two-bedroom rent (county range $2,150–$3,330). The median county two-bedroom FMR in New Jersey is $2,233, so ZIP 08816 is 31% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 08816
BedroomsFY 2027Change90–110% range
Studio$2,170+8.5%$1,953–$2,387
1BR$2,340+6.4%$2,106–$2,574
2BR$2,920+5.8%$2,628–$3,212
3BR$3,480+5.1%$3,132–$3,828
4BR$3,910+6.8%$3,519–$4,301

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 08816
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,170$2,340$2,920$3,480$3,910
FY 2026$2,000$2,200$2,760$3,310$3,660
FY 2025$1,660$1,860$2,340$2,820$3,100
FY 2024$1,670$1,880$2,370$2,870$3,160
FY 2023$1,350$1,530$1,940$2,360$2,610

Two-bedroom rent in nearby Middlesex County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 08816
08805$2,600−11.0%
08810$2,870−1.7%
08812$2,550−12.7%
08816Current$2,920—
08817$2,790−4.5%
08818$2,600−11.0%
08820$2,870−1.7%
08823$3,180+8.9%
08824$2,980+2.1%
08828$2,850−2.4%
08830$2,890−1.0%
08831$2,600−11.0%

Questions about ZIP 08816 rents

How much will Section 8 pay for a two-bedroom in ZIP 08816?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $2,623, which applies unless the housing authority uses Small Area FMRs, that basic range is $2,361 to $2,885 a month; under the ZIP-level Small Area FMR of $2,920 it would be $2,628 to $3,212. 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 08816 in?

ZIP 08816 is in the Middlesex-Somerset-Hunterdon, NJ HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $2,623.

How much did fair market rent change in ZIP 08816 for FY 2027?

The two-bedroom FMR rose 5.8%, from $2,760 in FY 2026 to $2,920 in FY 2027. Since FY 2023 it has risen 50.5%.

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