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Cherokee County/Cumming/30040

30040

ZIPSAFMR
Cherokee County, GA
Zillow

ZIP Investment Score

73Below average

095130300
BRFMR
Eff. Rent
0 BR$1,850$1,570
1 BR$1,930$1,510
2 BR$2,100$1,860
3 BR$2,500$2,220
4 BR$2,970$2,570
5 BR$3,415Not available
6 BR$3,928Not available
7 BR$4,517Not available
8 BR$5,195Not available

Purchase Price Calculator

Maximum purchase price
$214,479

Cost breakdown

+Likely effective rent$1,860
HUD FMR$2,100
Market rentUsed$1,860
Est. payment standard (93%)$1,940
-Principal and interest-$1,085
Loan amount$171,583
Down payment$42,896
Rate6.50%
Term30 years
-Operating costs-$575
Property taxes-$214
Insurance-$175
Utilities$0
HOA$0
Management-$186
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$29,839(69.6% ROI)
Projected value
$230,970
Return breakdown
Property appreciation+$16,491
Loan principal paid down+$6,147
Rental cash flow+$7,200
5-year hold
+$51,147(119.2% ROI)
Projected value
$242,663
Return breakdown
Property appreciation+$28,184
Loan principal paid down+$10,962
Rental cash flow+$12,000
10-year hold
+$110,194(256.9% ROI)
Projected value
$274,551
Return breakdown
Property appreciation+$60,072
Loan principal paid down+$26,122
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.18
1 BR
1.28
2 BR
1.13
3 BR
1.13
4 BR
1.16
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 30040 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 30040 (Cumming, GA) is $2,100 a month. That is down 2.8% from $2,160 in FY 2026. Cumming is in the Atlanta-Sandy Springs-Roswell, GA HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 20 ZIP codes in Cherokee County, 30040 has the 2nd-highest two-bedroom rent (county range $1,050–$2,310). The median county two-bedroom FMR in Georgia is $1,058, so ZIP 30040 is 98% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 30040
BedroomsFY 2027Change90–110% range
Studio$1,850−1.6%$1,665–$2,035
1BR$1,930−2.0%$1,737–$2,123
2BR$2,100−2.8%$1,890–$2,310
3BR$2,500−3.5%$2,250–$2,750
4BR$2,970−3.9%$2,673–$3,267

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 30040
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,850$1,930$2,100$2,500$2,970
FY 2026$1,880$1,970$2,160$2,590$3,090
FY 2025$1,880$1,950$2,160$2,600$3,130
FY 2024$1,860$1,920$2,150$2,600$3,160
FY 2023$1,540$1,580$1,780$2,170$2,650

Two-bedroom rent in nearby Cherokee County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 30040
30004$2,090−0.5%
30028$2,310+10.0%
30040Current$2,100—
30066$1,980−5.7%
30075$2,020−3.8%
30101$1,880−10.5%
30102$1,700−19.0%
30107$1,220−41.9%
30114$1,820−13.3%
30115$1,880−10.5%
30142$1,900−9.5%
30143$1,220−41.9%

Questions about ZIP 30040 rents

How much will Section 8 pay for a two-bedroom in ZIP 30040?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,100, that basic range is $1,890 to $2,310 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 30040 in?

ZIP 30040 is in the Atlanta-Sandy Springs-Roswell, GA 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 30040 for FY 2027?

The two-bedroom FMR fell 2.8%, from $2,160 in FY 2026 to $2,100 in FY 2027. Since FY 2023 it has risen 18.0%.

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 rentCumming, GA fair market rentGA statewide rentsWhat is SAFMR?Data sources