Hamilton County/West Chester/45069

45069

ZIPSAFMR

Hamilton County, OH

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ZIP Investment Score

99Above average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,450	$1,360	9.6%
1 BR	$1,560	$1,480	7.7%
2 BR	$1,990	$1,900	6.9%
3 BR	$2,620	$2,180	6.5%
4 BR	$2,950	$3,110	7.0%
5 BR	$3,392	Not available	7.0%
6 BR	$3,901	Not available	7.0%
7 BR	$4,487	Not available	7.0%
8 BR	$5,160	Not available	7.0%

Purchase Price Calculator

Maximum purchase price

$220,423

Cost breakdown

+Likely effective rent$1,900

HUD FMR$1,990

Market rentUsed$1,900

Est. payment standard (97%)$1,930

-Principal and interest-$1,115

Loan amount$176,338

Down payment$44,085

Rate6.50%

Term30 years

-Operating costs-$585

Property taxes-$220

Insurance-$175

Utilities$0

HOA$0

Management-$190

=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

+$30,466(69.1% ROI)

Projected value

$237,371

Return breakdown

Property appreciation+$16,948

Loan principal paid down+$6,318

Rental cash flow+$7,200

5-year hold

+$52,232(118.5% ROI)

Projected value

$249,388

Return breakdown

Property appreciation+$28,965

Loan principal paid down+$11,266

Rental cash flow+$12,000

10-year hold

+$112,583(255.4% ROI)

Projected value

$282,160

Return breakdown

Property appreciation+$61,737

Loan principal paid down+$26,846

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.07ratio

FMR$1,450

Market$1,360

vs market+$90

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

1.07

1 BR

1.05ratio

FMR$1,560

Market$1,480

vs market+$80

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

1.05

2 BR

1.05ratio

FMR$1,990

Market$1,900

vs market+$90

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

1.05

3 BR

1.20ratio

FMR$2,620

Market$2,180

vs market+$440

FMR is above market; underwrite to market rent.

1.20

4 BR

0.92ratio

FMR$2,950

Market$3,190

vs market-$240

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

0.92

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 45069 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 45069 (West Chester, OH) is $1,990 a month. That is up 5.9% from $1,880 in FY 2026. West Chester 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 68 ZIP codes in Hamilton County, 45069 has the 5th-highest two-bedroom rent (county range $1,040–$2,160). The median county two-bedroom FMR in Ohio is $1,048, so ZIP 45069 is 90% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 45069
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,330	$1,450	+9.0%	$1,305–$1,595
1BR	$1,460	$1,560	+6.8%	$1,404–$1,716
2BR	$1,880	$1,990	+5.9%	$1,791–$2,189
3BR	$2,480	$2,620	+5.6%	$2,358–$2,882
4BR	$2,750	$2,950	+7.3%	$2,655–$3,245

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 45069
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,450	$1,560	$1,990	$2,620	$2,950
FY 2026	$1,330	$1,460	$1,880	$2,480	$2,750
FY 2025	$1,200	$1,350	$1,750	$2,320	$2,560
FY 2024	$1,100	$1,250	$1,630	$2,170	$2,410
FY 2023	$1,000	$1,140	$1,490	$2,000	$2,240

Two-bedroom rent in nearby Hamilton County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 45069
45001	$1,090	−45.2%
45002	$1,430	−28.1%
45013	$1,330	−33.2%
45030	$1,470	−26.1%
45033	$1,430	−28.1%
45041	$1,430	−28.1%
45051	$1,270	−36.2%
45052	$1,470	−26.1%
45069Current	$1,990	—
45111	$2,160	+8.5%
45140	$1,840	−7.5%
45150	$1,390	−30.2%

Questions about ZIP 45069 rents

How much will Section 8 pay for a two-bedroom in ZIP 45069?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,990, that basic range is $1,791 to $2,189 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 45069 in?

ZIP 45069 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 45069 for FY 2027?

The two-bedroom FMR rose 5.9%, from $1,880 in FY 2026 to $1,990 in FY 2027. Since FY 2023 it has risen 33.6%.

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 rent West Chester, OH fair market rent OH statewide rents What is SAFMR?Data sources