16159

ZIPSAFMR

Lawrence County, PA

ZIP Investment Score

55Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$710	$780	2.5%
1 BR	$800	$830	6.6%
2 BR	$1,010	$970	5.9%
3 BR	$1,410	$1,060	7.0%
4 BR	$1,600	$1,160	9.2%
5 BR	$1,840	Not available	9.1%
6 BR	$2,116	Not available	9.2%
7 BR	$2,433	Not available	9.1%
8 BR	$2,798	Not available	9.2%

Purchase Price Calculator

Maximum purchase price

$82,225

Cost breakdown

+Likely effective rent$970

HUD FMR$1,010

Market rentUsed$970

Est. payment standard (97%)$980

-Principal and interest-$416

Loan amount$65,780

Down payment$16,445

Rate6.50%

Term30 years

-Operating costs-$354

Property taxes-$82

Insurance-$175

Utilities$0

HOA$0

Management-$97

=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

+$15,879(96.6% ROI)

Projected value

$88,547

Return breakdown

Property appreciation+$6,322

Loan principal paid down+$2,357

Rental cash flow+$7,200

5-year hold

+$27,008(164.2% ROI)

Projected value

$93,030

Return breakdown

Property appreciation+$10,805

Loan principal paid down+$4,203

Rental cash flow+$12,000

10-year hold

+$57,044(346.9% ROI)

Projected value

$105,255

Return breakdown

Property appreciation+$23,030

Loan principal paid down+$10,014

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.68ratio

FMR$710

Market$1,040

vs market-$330

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

0.68

1 BR

0.94ratio

FMR$800

Market$850

vs market-$50

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

0.94

2 BR

1.04ratio

FMR$1,010

Market$970

vs market+$40

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

1.04

3 BR

1.33ratio

FMR$1,410

Market$1,060

vs market+$350

FMR is above market; underwrite to market rent.

1.33

4 BR

1.38ratio

FMR$1,600

Market$1,160

vs market+$440

FMR is above market; underwrite to market rent.

1.38

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 16159 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 16159 (West Middlesex, PA) is $1,010 a month. That is up 4.1% from $970 in FY 2026. West Middlesex is in the Lawrence County, PA 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 $1,095. Among 23 ZIP codes in Lawrence County, 16159 is tied for the 13th-highest two-bedroom rent (county range $1,010–$1,460). The median county two-bedroom FMR in Pennsylvania is $1,136, so ZIP 16159 is 11% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 16159
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$690	$710	+2.9%	$639–$781
1BR	$770	$800	+3.9%	$720–$880
2BR	$970	$1,010	+4.1%	$909–$1,111
3BR	$1,350	$1,410	+4.4%	$1,269–$1,551
4BR	$1,500	$1,600	+6.7%	$1,440–$1,760

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 16159
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$710	$800	$1,010	$1,410	$1,600
FY 2026	$690	$770	$970	$1,350	$1,500
FY 2025	$710	$720	$910	$1,260	$1,380
FY 2024	$660	$660	$850	$1,150	$1,230
FY 2023	$630	$640	$820	$1,110	$1,170

Two-bedroom rent in nearby Lawrence County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 16159
16127	$1,050	+4.0%
16132	$1,070	+5.9%
16140	$1,010	0.0%
16141	$1,010	0.0%
16142	$1,010	0.0%
16143	$1,010	0.0%
16155	$1,460	+44.6%
16156	$1,240	+22.8%
16157	$1,010	0.0%
16159Current	$1,010	—
16160	$1,010	0.0%
16172	$1,010	0.0%

Questions about ZIP 16159 rents

How much will Section 8 pay for a two-bedroom in ZIP 16159?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,095, which applies unless the housing authority uses Small Area FMRs, that basic range is $986 to $1,205 a month; under the ZIP-level Small Area FMR of $1,010 it would be $909 to $1,111. 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 16159 in?

ZIP 16159 is in the Lawrence County, PA HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,095.

How much did fair market rent change in ZIP 16159 for FY 2027?

The two-bedroom FMR rose 4.1%, from $970 in FY 2026 to $1,010 in FY 2027. Since FY 2023 it has risen 23.2%.

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 West Middlesex, PA fair market rent PA statewide rents What is SAFMR?Data sources