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Warren County/South Lebanon/45065

45065

ZIPSAFMR
Warren County, OH
Zillow

ZIP Investment Score

114Above average

095130300
BRFMR
Eff. Rent
0 BR$1,380$1,480
1 BR$1,480$1,350
2 BR$1,890$1,680
3 BR$2,490$2,180
4 BR$2,810$2,500
5 BR$3,231Not available
6 BR$3,716Not available
7 BR$4,274Not available
8 BR$4,915Not available

Purchase Price Calculator

Maximum purchase price
$187,731

Cost breakdown

+Likely effective rent$1,680
HUD FMR$1,890
Market rentUsed$1,680
Est. payment standard (93%)$1,750
-Principal and interest-$949
Loan amount$150,185
Down payment$37,546
Rate6.50%
Term30 years
-Operating costs-$531
Property taxes-$188
Insurance-$175
Utilities$0
HOA$0
Management-$168
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$27,015(72.0% ROI)
Projected value
$202,166
Return breakdown
Property appreciation+$14,435
Loan principal paid down+$5,381
Rental cash flow+$7,200
5-year hold
+$46,265(123.2% ROI)
Projected value
$212,400
Return breakdown
Property appreciation+$24,669
Loan principal paid down+$9,595
Rental cash flow+$12,000
10-year hold
+$99,444(264.9% ROI)
Projected value
$240,311
Return breakdown
Property appreciation+$52,581
Loan principal paid down+$22,864
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.90
1 BR
1.10
2 BR
1.13
3 BR
1.14
4 BR
1.12
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 45065 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 45065 (South Lebanon, OH) is $1,890 a month. That is up 6.8% from $1,770 in FY 2026. South Lebanon is in the Cincinnati, OH-KY-IN HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 24 ZIP codes in Warren County, 45065 has the 7th-highest two-bedroom rent (county range $1,120–$2,160). The median county two-bedroom FMR in Ohio is $1,048, so ZIP 45065 is 80% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 45065
BedroomsFY 2027Change90–110% range
Studio$1,380+10.4%$1,242–$1,518
1BR$1,480+7.2%$1,332–$1,628
2BR$1,890+6.8%$1,701–$2,079
3BR$2,490+6.4%$2,241–$2,739
4BR$2,810+8.5%$2,529–$3,091

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 45065
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,380$1,480$1,890$2,490$2,810
FY 2026$1,250$1,380$1,770$2,340$2,590
FY 2025$1,140$1,280$1,660$2,200$2,430
FY 2024$1,040$1,180$1,530$2,030$2,260
FY 2023$870$1,000$1,300$1,740$1,960

Two-bedroom rent in nearby Warren County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 45065
45032$1,160−38.6%
45034$2,030+7.4%
45036$1,440−23.8%
45039$2,100+11.1%
45040$2,160+14.3%
45042$1,280−32.3%
45044$1,310−30.7%
45050$1,950+3.2%
45054$1,530−19.0%
45065Current$1,890—
45066$2,000+5.8%
45068$1,740−7.9%

Questions about ZIP 45065 rents

How much will Section 8 pay for a two-bedroom in ZIP 45065?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,890, that basic range is $1,701 to $2,079 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 45065 in?

ZIP 45065 is in the Cincinnati, OH-KY-IN 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 45065 for FY 2027?

The two-bedroom FMR rose 6.8%, from $1,770 in FY 2026 to $1,890 in FY 2027. Since FY 2023 it has risen 45.4%.

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 rentSouth Lebanon, OH fair market rentOH statewide rentsWhat is SAFMR?Data sources