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Beaver County/Fombell/16123

16123

ZIPSAFMR
Beaver County, PA
Zillow

ZIP Investment Score

71Below average

095130300
BRFMR
Eff. Rent
0 BR$950$1,050
1 BR$1,020$1,120
2 BR$1,230$1,350
3 BR$1,580$1,700
4 BR$1,720$1,880
5 BR$1,978Not available
6 BR$2,275Not available
7 BR$2,616Not available
8 BR$3,008Not available

Purchase Price Calculator

Maximum purchase price
$138,693

Cost breakdown

+Likely effective rent$1,350
HUD FMR$1,230
Market rent$1,490
Est. payment standard (110%)Used$1,350
-Principal and interest-$701
Loan amount$110,954
Down payment$27,739
Rate6.50%
Term30 years
-Operating costs-$449
Property taxes-$139
Insurance-$175
Utilities$0
HOA$0
Management-$135
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$21,839(78.7% ROI)
Projected value
$149,357
Return breakdown
Property appreciation+$10,664
Loan principal paid down+$3,975
Rental cash flow+$7,200
5-year hold
+$37,314(134.5% ROI)
Projected value
$156,918
Return breakdown
Property appreciation+$18,225
Loan principal paid down+$7,089
Rental cash flow+$12,000
10-year hold
+$79,737(287.5% ROI)
Projected value
$177,539
Return breakdown
Property appreciation+$38,846
Loan principal paid down+$16,892
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.69
1 BR
0.81
2 BR
0.83
3 BR
0.89
4 BR
0.88
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 16123 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 16123 (Fombell, PA) is $1,230 a month. That is up 5.1% from $1,170 in FY 2026. Fombell is in the Pittsburgh, PA HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 31 ZIP codes in Beaver County, 16123 is tied for the 13th-highest two-bedroom rent (county range $1,010–$2,080). The median county two-bedroom FMR in Pennsylvania is $1,136, so ZIP 16123 is 8% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 16123
BedroomsFY 2027Change90–110% range
Studio$950+5.6%$855–$1,045
1BR$1,020+5.2%$918–$1,122
2BR$1,230+5.1%$1,107–$1,353
3BR$1,580+4.6%$1,422–$1,738
4BR$1,720+5.5%$1,548–$1,892

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 16123
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$950$1,020$1,230$1,580$1,720
FY 2026$900$970$1,170$1,510$1,630
FY 2025$960$1,030$1,240$1,590$1,720
FY 2024$960$1,010$1,210$1,540$1,670
FY 2023$930$970$1,170$1,490$1,630

Two-bedroom rent in nearby Beaver County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 16123
15126$1,210−1.6%
15143$1,550+26.0%
16037$1,210−1.6%
16063$1,350+9.8%
16066$2,030+65.0%
16115$1,270+3.3%
16117$1,110−9.8%
16120$1,010−17.9%
16123Current$1,230—
16136$1,2300.0%
16141$1,010−17.9%
16157$1,010−17.9%

Questions about ZIP 16123 rents

How much will Section 8 pay for a two-bedroom in ZIP 16123?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,230, that basic range is $1,107 to $1,353 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 16123 in?

ZIP 16123 is in the Pittsburgh, PA 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 16123 for FY 2027?

The two-bedroom FMR rose 5.1%, from $1,170 in FY 2026 to $1,230 in FY 2027. Since FY 2023 it has risen 5.1%.

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 rentFombell, PA fair market rentPA statewide rentsWhat is SAFMR?Data sources