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Greene County/Sabina/45169

45169

ZIPSAFMR
Greene County, OH
Zillow

ZIP Investment Score

92Below average

095130300
BRFMR
Eff. Rent
0 BR$760$760
1 BR$790$790
2 BR$1,000$1,000
3 BR$1,300$1,300
4 BR$1,580$1,580
5 BR$1,817Not available
6 BR$2,090Not available
7 BR$2,403Not available
8 BR$2,763Not available

Purchase Price Calculator

Maximum purchase price
$86,683

Cost breakdown

+Likely effective rent$1,000
HUD FMRUsed$1,000
Market rentN/A
Est. payment standardN/A
-Principal and interest-$438
Loan amount$69,346
Down payment$17,337
Rate6.50%
Term30 years
-Operating costs-$362
Property taxes-$87
Insurance-$175
Utilities$0
HOA$0
Management-$100
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$16,350(94.3% ROI)
Projected value
$93,348
Return breakdown
Property appreciation+$6,665
Loan principal paid down+$2,485
Rental cash flow+$7,200
5-year hold
+$27,821(160.5% ROI)
Projected value
$98,074
Return breakdown
Property appreciation+$11,391
Loan principal paid down+$4,431
Rental cash flow+$12,000
10-year hold
+$58,836(339.4% ROI)
Projected value
$110,962
Return breakdown
Property appreciation+$24,279
Loan principal paid down+$10,557
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
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Tax rate
--
Mortgage rate
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ZIP 45169 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 45169 (Sabina, OH) is $1,000 a month. That is up 3.1% from $970 in FY 2026. Sabina is in the Dayton-Kettering-Beavercreek, OH MSA, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 27 ZIP codes in Greene County, 45169 is tied for the 25th-highest two-bedroom rent (county range $1,000–$1,810). The median county two-bedroom FMR in Ohio is $1,048, so ZIP 45169 is 5% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 45169
BedroomsFY 2027Change90–110% range
Studio$760+2.7%$684–$836
1BR$7900.0%$711–$869
2BR$1,000+3.1%$900–$1,100
3BR$1,300+2.4%$1,170–$1,430
4BR$1,580−0.6%$1,422–$1,738

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 45169
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$760$790$1,000$1,300$1,580
FY 2026$740$790$970$1,270$1,590
FY 2025$670$730$930$1,200$1,420
FY 2024$620$690$880$1,150$1,250
FY 2023$560$620$800$1,050$1,140

Two-bedroom rent in nearby Greene County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 45169
45068$1,740+74.0%
45169Current$1,000—
45301$1,770+77.0%
45305$1,510+51.0%
45307$1,090+9.0%
45314$1,120+12.0%
45316$1,080+8.0%
45324$1,320+32.0%
45335$1,0000.0%
45368$1,0000.0%
45370$1,220+22.0%
45384$1,160+16.0%

Questions about ZIP 45169 rents

How much will Section 8 pay for a two-bedroom in ZIP 45169?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,000, that basic range is $900 to $1,100 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 45169 in?

ZIP 45169 is in the Dayton-Kettering-Beavercreek, OH MSA. 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 45169 for FY 2027?

The two-bedroom FMR rose 3.1%, from $970 in FY 2026 to $1,000 in FY 2027. Since FY 2023 it has risen 25.0%.

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