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Pender County/Maple Hill/28454

28454

ZIPSAFMR
Pender County, NC
Zillow

ZIP Investment Score

129Above average

095130300
BRFMR
Eff. Rent
0 BR$1,450$1,450
1 BR$1,550$1,550
2 BR$1,840$1,840
3 BR$2,550$2,550
4 BR$3,080$3,080
5 BR$3,542Not available
6 BR$4,073Not available
7 BR$4,684Not available
8 BR$5,387Not available

Purchase Price Calculator

Maximum purchase price
$211,507

Cost breakdown

+Likely effective rent$1,840
HUD FMRUsed$1,840
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,069
Loan amount$169,205
Down payment$42,301
Rate6.50%
Term30 years
-Operating costs-$571
Property taxes-$212
Insurance-$175
Utilities$0
HOA$0
Management-$184
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$29,525(69.8% ROI)
Projected value
$227,770
Return breakdown
Property appreciation+$16,263
Loan principal paid down+$6,062
Rental cash flow+$7,200
5-year hold
+$50,604(119.6% ROI)
Projected value
$239,300
Return breakdown
Property appreciation+$27,794
Loan principal paid down+$10,811
Rental cash flow+$12,000
10-year hold
+$108,999(257.7% ROI)
Projected value
$270,747
Return breakdown
Property appreciation+$59,240
Loan principal paid down+$25,760
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 28454 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 28454 (Maple Hill, NC) is $1,840 a month. That is up 7.6% from $1,710 in FY 2026. Maple Hill is in the Pender County, NC 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 $1,199. Among 13 ZIP codes in Pender County, 28454 has the 2nd-highest two-bedroom rent (county range $1,050–$2,100). The median county two-bedroom FMR in North Carolina is $1,145, so ZIP 28454 is 61% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 28454
BedroomsFY 2027Change90–110% range
Studio$1,450+3.6%$1,305–$1,595
1BR$1,550+7.6%$1,395–$1,705
2BR$1,840+7.6%$1,656–$2,024
3BR$2,550+7.6%$2,295–$2,805
4BR$3,080+7.7%$2,772–$3,388

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 28454
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,450$1,550$1,840$2,550$3,080
FY 2026$1,400$1,440$1,710$2,370$2,860
FY 2025$830$930$1,150$1,620$1,950
FY 2024$810$1,000$1,170$1,630$1,910
FY 2023$900$1,110$1,290$1,810$2,120

Two-bedroom rent in nearby Pender County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 28454
28411$2,100+14.1%
28421$1,050−42.9%
28425$1,070−41.8%
28435$1,140−38.0%
28443$1,620−12.0%
28445$1,400−23.9%
28447$1,050−42.9%
28448$1,050−42.9%
28454Current$1,840—
28457$1,050−42.9%
28466$1,050−42.9%
28478$1,050−42.9%

Questions about ZIP 28454 rents

How much will Section 8 pay for a two-bedroom in ZIP 28454?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,199, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,079 to $1,319 a month; under the ZIP-level Small Area FMR of $1,840 it would be $1,656 to $2,024. 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 28454 in?

ZIP 28454 is in the Pender County, NC HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,199.

How much did fair market rent change in ZIP 28454 for FY 2027?

The two-bedroom FMR rose 7.6%, from $1,710 in FY 2026 to $1,840 in FY 2027. Since FY 2023 it has risen 42.6%.

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 rentMaple Hill, NC fair market rentNC statewide rentsWhat is SAFMR?Data sources