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Fairfax County/Sterling/20165

20165

ZIPSAFMR
Fairfax County, VA
Zillow

ZIP Investment Score

80Below average

095130300
BRFMR
Eff. Rent
0 BR$2,480$1,760
1 BR$2,590$1,730
2 BR$2,860$2,540
3 BR$3,640$3,030
4 BR$4,290$3,760
5 BR$4,934Not available
6 BR$5,674Not available
7 BR$6,525Not available
8 BR$7,503Not available

Purchase Price Calculator

Maximum purchase price
$315,526

Cost breakdown

+Likely effective rent$2,540
HUD FMR$2,860
Market rentUsed$2,540
Est. payment standard (93%)$2,650
-Principal and interest-$1,595
Loan amount$252,421
Down payment$63,105
Rate6.50%
Term30 years
-Operating costs-$745
Property taxes-$316
Insurance-$175
Utilities$0
HOA$0
Management-$254
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$40,505(64.2% ROI)
Projected value
$339,787
Return breakdown
Property appreciation+$24,261
Loan principal paid down+$9,044
Rental cash flow+$7,200
5-year hold
+$69,590(110.3% ROI)
Projected value
$356,989
Return breakdown
Property appreciation+$41,463
Loan principal paid down+$16,127
Rental cash flow+$12,000
10-year hold
+$150,802(239.0% ROI)
Projected value
$403,901
Return breakdown
Property appreciation+$88,374
Loan principal paid down+$38,428
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.41
1 BR
1.50
2 BR
1.13
3 BR
1.20
4 BR
1.14
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 20165 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 20165 (Sterling, VA) is $2,860 a month. That is up 9.2% from $2,620 in FY 2026. Sterling is in the Washington-Arlington-Alexandria, DC-VA-MD HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 71 ZIP codes in Fairfax County, 20165 is tied for the 21st-highest two-bedroom rent (county range $2,140–$3,660). The median county two-bedroom FMR in Virginia is $1,262, so ZIP 20165 is 127% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 20165
BedroomsFY 2027Change90–110% range
Studio$2,480+8.8%$2,232–$2,728
1BR$2,590+10.2%$2,331–$2,849
2BR$2,860+9.2%$2,574–$3,146
3BR$3,640+10.0%$3,276–$4,004
4BR$4,290+10.3%$3,861–$4,719

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 20165
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,480$2,590$2,860$3,640$4,290
FY 2026$2,280$2,350$2,620$3,310$3,890
FY 2025$2,290$2,340$2,630$3,290$3,880
FY 2024$1,960$1,990$2,260$2,810$3,330
FY 2023$1,720$1,750$1,990$2,490$2,970

Two-bedroom rent in nearby Fairfax County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 20165
20151$2,670−6.6%
20152$3,360+17.5%
20153$2,720−4.9%
20164$2,650−7.3%
20165Current$2,860—
20170$2,720−4.9%
20171$2,920+2.1%
20172$2,720−4.9%
20190$2,730−4.5%
20191$2,490−12.9%
20194$2,840−0.7%
20195$2,720−4.9%

Questions about ZIP 20165 rents

How much will Section 8 pay for a two-bedroom in ZIP 20165?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,860, that basic range is $2,574 to $3,146 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 20165 in?

ZIP 20165 is in the Washington-Arlington-Alexandria, DC-VA-MD 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 20165 for FY 2027?

The two-bedroom FMR rose 9.2%, from $2,620 in FY 2026 to $2,860 in FY 2027. Since FY 2023 it has risen 43.7%.

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 rentSterling, VA fair market rentVA statewide rentsWhat is SAFMR?Data sources