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Montgomery County/Dayton/45402

45402

ZIPSAFMR
Montgomery County, OH
Zillow

ZIP Investment Score

178High yield potential

095130300
BRFMR
Eff. Rent
0 BR$980$820
1 BR$1,090$810
2 BR$1,350$1,280
3 BR$1,760$1,210
4 BR$1,920$1,400
5 BR$2,208Not available
6 BR$2,539Not available
7 BR$2,920Not available
8 BR$3,358Not available

Purchase Price Calculator

Maximum purchase price
$128,291

Cost breakdown

+Likely effective rent$1,280
HUD FMR$1,350
Market rentUsed$1,280
Est. payment standard (97%)$1,300
-Principal and interest-$649
Loan amount$102,633
Down payment$25,658
Rate6.50%
Term30 years
-Operating costs-$431
Property taxes-$128
Insurance-$175
Utilities$0
HOA$0
Management-$128
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$20,741(80.8% ROI)
Projected value
$138,155
Return breakdown
Property appreciation+$9,864
Loan principal paid down+$3,677
Rental cash flow+$7,200
5-year hold
+$35,416(138.0% ROI)
Projected value
$145,149
Return breakdown
Property appreciation+$16,858
Loan principal paid down+$6,557
Rental cash flow+$12,000
10-year hold
+$75,557(294.5% ROI)
Projected value
$164,223
Return breakdown
Property appreciation+$35,932
Loan principal paid down+$15,625
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.20
1 BR
1.35
2 BR
1.05
3 BR
1.45
4 BR
1.37
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 45402 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 45402 (Dayton, OH) is $1,350 a month. That is up 0.7% from $1,340 in FY 2026. Dayton 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 54 ZIP codes in Montgomery County, 45402 is tied for the 12th-highest two-bedroom rent (county range $1,000–$2,000). The median county two-bedroom FMR in Ohio is $1,048, so ZIP 45402 is 29% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 45402
BedroomsFY 2027Change90–110% range
Studio$9800.0%$882–$1,078
1BR$1,090+2.8%$981–$1,199
2BR$1,350+0.7%$1,215–$1,485
3BR$1,760+1.1%$1,584–$1,936
4BR$1,920+0.5%$1,728–$2,112

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 45402
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$980$1,090$1,350$1,760$1,920
FY 2026$980$1,060$1,340$1,740$1,910
FY 2025$810$880$1,120$1,450$1,600
FY 2024$760$820$1,050$1,370$1,500
FY 2023$690$770$980$1,290$1,400

Two-bedroom rent in nearby Montgomery County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 45402
45401$1,230−8.9%
45402Current$1,350—
45403$1,000−25.9%
45404$1,160−14.1%
45405$1,080−20.0%
45406$1,130−16.3%
45409$1,330−1.5%
45410$1,230−8.9%
45413$1,230−8.9%
45414$1,110−17.8%
45415$1,150−14.8%
45416$1,420+5.2%

Questions about ZIP 45402 rents

How much will Section 8 pay for a two-bedroom in ZIP 45402?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,350, that basic range is $1,215 to $1,485 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 45402 in?

ZIP 45402 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 45402 for FY 2027?

The two-bedroom FMR rose 0.7%, from $1,340 in FY 2026 to $1,350 in FY 2027. Since FY 2023 it has risen 37.8%.

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