19518

ZIPSAFMR

Montgomery County, PA

ZIP Investment Score

81Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,180	$1,060	5.0%
1 BR	$1,350	$1,330	4.6%
2 BR	$1,710	$1,650	4.5%
3 BR	$2,110	$2,040	4.1%
4 BR	$2,270	$2,260	4.3%
5 BR	$2,611	Not available	4.3%
6 BR	$3,002	Not available	4.3%
7 BR	$3,452	Not available	4.3%
8 BR	$3,970	Not available	4.3%

Purchase Price Calculator

Maximum purchase price

$183,273

Cost breakdown

+Likely effective rent$1,650

HUD FMR$1,710

Market rentUsed$1,650

Est. payment standard (98%)$1,670

-Principal and interest-$927

Loan amount$146,618

Down payment$36,655

Rate6.50%

Term30 years

-Operating costs-$523

Property taxes-$183

Insurance-$175

Utilities$0

HOA$0

Management-$165

=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

+$26,545(72.4% ROI)

Projected value

$197,365

Return breakdown

Property appreciation+$14,092

Loan principal paid down+$5,253

Rental cash flow+$7,200

5-year hold

+$45,451(124.0% ROI)

Projected value

$207,356

Return breakdown

Property appreciation+$24,084

Loan principal paid down+$9,367

Rental cash flow+$12,000

10-year hold

+$97,653(266.4% ROI)

Projected value

$234,605

Return breakdown

Property appreciation+$51,332

Loan principal paid down+$22,321

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.11ratio

FMR$1,180

Market$1,060

vs market+$120

FMR is above market; underwrite to market rent.

1.11

1 BR

1.02ratio

FMR$1,350

Market$1,330

vs market+$20

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

1.02

2 BR

1.04ratio

FMR$1,710

Market$1,650

vs market+$60

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

1.04

3 BR

1.03ratio

FMR$2,110

Market$2,040

vs market+$70

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

1.03

4 BR

1.00ratio

FMR$2,270

Market$2,260

vs market+$10

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

1.00

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 19518 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 19518 (Douglassville, PA) is $1,710 a month. That is down 10.0% from $1,900 in FY 2026. Douglassville is in the Philadelphia-Camden-Wilmington, PA-NJ-DE-MD MSA, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 93 ZIP codes in Montgomery County, 19518 has the 78th-highest two-bedroom rent (county range $1,420–$2,790). The median county two-bedroom FMR in Pennsylvania is $1,136, so ZIP 19518 is 51% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 19518
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,310	$1,180	−9.9%	$1,062–$1,298
1BR	$1,490	$1,350	−9.4%	$1,215–$1,485
2BR	$1,900	$1,710	−10.0%	$1,539–$1,881
3BR	$2,340	$2,110	−9.8%	$1,899–$2,321
4BR	$2,520	$2,270	−9.9%	$2,043–$2,497

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 19518
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,180	$1,350	$1,710	$2,110	$2,270
FY 2026	$1,310	$1,490	$1,900	$2,340	$2,520
FY 2025	$1,120	$1,300	$1,640	$2,050	$2,170
FY 2024	$1,020	$1,180	$1,500	$1,870	$2,000
FY 2023	$820	$960	$1,220	$1,530	$1,640

Two-bedroom rent in nearby Montgomery County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 19518
19474	$2,050	+19.9%
19477	$1,960	+14.6%
19478	$2,060	+20.5%
19484	$2,060	+20.5%
19486	$2,060	+20.5%
19490	$2,210	+29.2%
19492	$1,720	+0.6%
19504	$1,420	−17.0%
19505	$1,440	−15.8%
19512	$1,430	−16.4%
19518Current	$1,710	—
19525	$1,480	−13.5%

Questions about ZIP 19518 rents

How much will Section 8 pay for a two-bedroom in ZIP 19518?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,710, that basic range is $1,539 to $1,881 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 19518 in?

ZIP 19518 is in the Philadelphia-Camden-Wilmington, PA-NJ-DE-MD MSA. 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 19518 for FY 2027?

The two-bedroom FMR fell 10.0%, from $1,900 in FY 2026 to $1,710 in FY 2027. Since FY 2023 it has risen 40.2%.

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