36088

ZIPSAFMR

Macon County, AL

ZIP Investment Score

84Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$710	$720	1.9%
1 BR	$760	$730	3.6%
2 BR	$1,000	$760	3.7%
3 BR	$1,250	$770	4.0%
4 BR	$1,510	$790	-0.3%
5 BR	$1,736	Not available	-0.3%
6 BR	$1,997	Not available	-0.3%
7 BR	$2,297	Not available	-0.3%
8 BR	$2,641	Not available	-0.3%

Purchase Price Calculator

Maximum purchase price

$51,019

Cost breakdown

+Likely effective rent$760

HUD FMR$1,000

Market rentUsed$760

Est. payment standard (90%)$900

-Principal and interest-$258

Loan amount$40,815

Down payment$10,204

Rate6.50%

Term30 years

-Operating costs-$302

Property taxes-$51

Insurance-$175

Utilities$0

HOA$0

Management-$76

=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

+$12,585(123.3% ROI)

Projected value

$54,942

Return breakdown

Property appreciation+$3,923

Loan principal paid down+$1,462

Rental cash flow+$7,200

5-year hold

+$21,312(208.9% ROI)

Projected value

$57,724

Return breakdown

Property appreciation+$6,704

Loan principal paid down+$2,608

Rental cash flow+$12,000

10-year hold

+$44,503(436.1% ROI)

Projected value

$65,309

Return breakdown

Property appreciation+$14,290

Loan principal paid down+$6,214

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.97ratio

FMR$710

Market$730

vs market-$20

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

0.97

1 BR

1.04ratio

FMR$760

Market$730

vs market+$30

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

1.04

2 BR

1.32ratio

FMR$1,000

Market$760

vs market+$240

FMR is above market; underwrite to market rent.

1.32

3 BR

1.62ratio

FMR$1,250

Market$770

vs market+$480

FMR is above market; underwrite to market rent.

1.62

4 BR

1.91ratio

FMR$1,510

Market$790

vs market+$720

FMR is above market; underwrite to market rent.

1.91

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 36088 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 36088 (Tuskegee Institute, AL) is $1,000 a month. That is down 5.7% from $1,060 in FY 2026. Tuskegee Institute is in the Macon County, AL 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 $981. Among 4 ZIP codes in Macon County, 36088 has the highest two-bedroom rent (county range $940–$1,000). The median county two-bedroom FMR in Alabama is $975, so ZIP 36088 is 3% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 36088
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$770	$710	−7.8%	$639–$781
1BR	$810	$760	−6.2%	$684–$836
2BR	$1,060	$1,000	−5.7%	$900–$1,100
3BR	$1,300	$1,250	−3.8%	$1,125–$1,375
4BR	$1,600	$1,510	−5.6%	$1,359–$1,661

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 36088
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$710	$760	$1,000	$1,250	$1,510
FY 2026	$770	$810	$1,060	$1,300	$1,600
FY 2025	$640	$660	$870	$1,050	$1,400
FY 2024area FMR	$672	$683	$898	$1,110	$1,524
FY 2023area FMR	$584	$586	$772	$977	$1,315

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

Two-bedroom rent in nearby Macon County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 36088
36031	$940	−6.0%
36083	$970	−3.0%
36087	$980	−2.0%
36088Current	$1,000	—

Questions about ZIP 36088 rents

How much will Section 8 pay for a two-bedroom in ZIP 36088?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $981, which applies unless the housing authority uses Small Area FMRs, that basic range is $883 to $1,079 a month; under the ZIP-level Small Area FMR of $1,000 it would be $900 to $1,100. 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 36088 in?

ZIP 36088 is in the Macon County, AL HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $981.

How much did fair market rent change in ZIP 36088 for FY 2027?

The two-bedroom FMR fell 5.7%, from $1,060 in FY 2026 to $1,000 in FY 2027. Since FY 2025 it has risen 14.9%.

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 Tuskegee Institute, AL fair market rent AL statewide rents What is SAFMR?Data sources