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Caroline County/Port Royal/22535

22535

ZIPSAFMR
Caroline County, VA
Zillow

ZIP Investment Score

109Above average

095130300
BRFMR
Eff. Rent
0 BR$1,090$1,090
1 BR$1,300$1,300
2 BR$1,570$1,570
3 BR$2,170$2,170
4 BR$2,620$2,620
5 BR$3,013Not available
6 BR$3,465Not available
7 BR$3,985Not available
8 BR$4,582Not available

Purchase Price Calculator

Maximum purchase price
$171,385

Cost breakdown

+Likely effective rent$1,570
HUD FMRUsed$1,570
Market rentN/A
Est. payment standardN/A
-Principal and interest-$867
Loan amount$137,108
Down payment$34,277
Rate6.50%
Term30 years
-Operating costs-$503
Property taxes-$171
Insurance-$175
Utilities$0
HOA$0
Management-$157
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$25,290(73.8% ROI)
Projected value
$184,563
Return breakdown
Property appreciation+$13,178
Loan principal paid down+$4,912
Rental cash flow+$7,200
5-year hold
+$43,281(126.3% ROI)
Projected value
$193,906
Return breakdown
Property appreciation+$22,521
Loan principal paid down+$8,760
Rental cash flow+$12,000
10-year hold
+$92,875(271.0% ROI)
Projected value
$219,387
Return breakdown
Property appreciation+$48,002
Loan principal paid down+$20,873
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
--
Tax rate
--
Mortgage rate
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ZIP 22535 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 22535 (Port Royal, VA) is $1,570 a month. That is up 8.3% from $1,450 in FY 2026. Port Royal is in the Caroline County, VA non-metropolitan 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 county-wide two-bedroom FMR of $1,244. Among 15 ZIP codes in Caroline County, 22535 has the 3rd-highest two-bedroom rent (county range $1,130–$2,230). The median county two-bedroom FMR in Virginia is $1,262, so ZIP 22535 is 24% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 22535
BedroomsFY 2027Change90–110% range
Studio$1,090+9.0%$981–$1,199
1BR$1,300+9.2%$1,170–$1,430
2BR$1,570+8.3%$1,413–$1,727
3BR$2,170+7.4%$1,953–$2,387
4BR$2,620+7.8%$2,358–$2,882

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 22535
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,090$1,300$1,570$2,170$2,620
FY 2026$1,000$1,190$1,450$2,020$2,430
FY 2025$970$980$1,210$1,700$2,010
FY 2024area FMR$946$952$1,181$1,664$1,946
FY 2023area FMR$805$847$1,056$1,501$1,664

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Caroline County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 22535
22408$2,230+42.0%
22427$1,130−28.0%
22436$1,240−21.0%
22438$1,300−17.2%
22446$1,240−21.0%
22501$1,240−21.0%
22514$1,130−28.0%
22535Current$1,570—
22538$1,470−6.4%
22546$1,510−3.8%
22560$1,180−24.8%
22580$1,310−16.6%

Questions about ZIP 22535 rents

How much will Section 8 pay for a two-bedroom in ZIP 22535?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,244, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,120 to $1,368 a month; under the ZIP-level Small Area FMR of $1,570 it would be $1,413 to $1,727. 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 22535 in?

ZIP 22535 is in the Caroline County, VA non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,244.

How much did fair market rent change in ZIP 22535 for FY 2027?

The two-bedroom FMR rose 8.3%, from $1,450 in FY 2026 to $1,570 in FY 2027. Since FY 2025 it has risen 29.8%.

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