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Letcher County/Neon/41840

41840

ZIPSAFMR
Letcher County, KY
Zillow

ZIP Investment Score

129Above average

095130300
BRFMR
Eff. Rent
0 BR$690$690
1 BR$800$800
2 BR$970$970
3 BR$1,170$1,170
4 BR$1,420$1,420
5 BR$1,633Not available
6 BR$1,878Not available
7 BR$2,160Not available
8 BR$2,484Not available

Purchase Price Calculator

Maximum purchase price
$82,225

Cost breakdown

+Likely effective rent$970
HUD FMRUsed$970
Market rentN/A
Est. payment standardN/A
-Principal and interest-$416
Loan amount$65,780
Down payment$16,445
Rate6.50%
Term30 years
-Operating costs-$354
Property taxes-$82
Insurance-$175
Utilities$0
HOA$0
Management-$97
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$15,879(96.6% ROI)
Projected value
$88,547
Return breakdown
Property appreciation+$6,322
Loan principal paid down+$2,357
Rental cash flow+$7,200
5-year hold
+$27,008(164.2% ROI)
Projected value
$93,030
Return breakdown
Property appreciation+$10,805
Loan principal paid down+$4,203
Rental cash flow+$12,000
10-year hold
+$57,044(346.9% ROI)
Projected value
$105,255
Return breakdown
Property appreciation+$23,030
Loan principal paid down+$10,014
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 41840 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 41840 (Neon, KY) is $970 a month. That is up 11.5% from $870 in FY 2026. Neon is in the Letcher County, KY 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 $909. Among 27 ZIP codes in Letcher County, 41840 has the 5th-highest two-bedroom rent (county range $910–$1,040). The median county two-bedroom FMR in Kentucky is $925, so ZIP 41840 is 5% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 41840
BedroomsFY 2027Change90–110% range
Studio$690+11.3%$621–$759
1BR$800+5.3%$720–$880
2BR$970+11.5%$873–$1,067
3BR$1,1700.0%$1,053–$1,287
4BR$1,420+7.6%$1,278–$1,562

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 41840
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$690$800$970$1,170$1,420
FY 2026$620$760$870$1,170$1,320
FY 2025$630$770$880$1,230$1,360
FY 2024area FMR$616$733$850$1,198$1,318
FY 2023area FMR$538$609$742$1,034$1,113

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

Two-bedroom rent in nearby Letcher County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 41840
41825$1,040+7.2%
41826$910−6.2%
41832$910−6.2%
41833$910−6.2%
41835$980+1.0%
41837$910−6.2%
41838$910−6.2%
41840Current$970—
41843$980+1.0%
41845$910−6.2%
41848$910−6.2%
41849$940−3.1%

Questions about ZIP 41840 rents

How much will Section 8 pay for a two-bedroom in ZIP 41840?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $909, which applies unless the housing authority uses Small Area FMRs, that basic range is $818 to $1,000 a month; under the ZIP-level Small Area FMR of $970 it would be $873 to $1,067. 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 41840 in?

ZIP 41840 is in the Letcher County, KY non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $909.

How much did fair market rent change in ZIP 41840 for FY 2027?

The two-bedroom FMR rose 11.5%, from $870 in FY 2026 to $970 in FY 2027. Since FY 2025 it has risen 10.2%.

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 rentNeon, KY fair market rentKY statewide rentsWhat is SAFMR?Data sources