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Montgomery County/Dayton/45416

45416

ZIPSAFMR
Montgomery County, OH
Zillow

ZIP Investment Score

152High yield potential

095130300
BRFMR
Eff. Rent
0 BR$1,030$750
1 BR$1,150$770
2 BR$1,420$900
3 BR$1,850$1,220
4 BR$2,020$1,310
5 BR$2,323Not available
6 BR$2,671Not available
7 BR$3,072Not available
8 BR$3,533Not available

Purchase Price Calculator

Maximum purchase price
$71,823

Cost breakdown

+Likely effective rent$900
HUD FMR$1,420
Market rentUsed$900
Est. payment standard (90%)$1,280
-Principal and interest-$363
Loan amount$57,459
Down payment$14,365
Rate6.50%
Term30 years
-Operating costs-$337
Property taxes-$72
Insurance-$175
Utilities$0
HOA$0
Management-$90
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$14,781(102.9% ROI)
Projected value
$77,346
Return breakdown
Property appreciation+$5,523
Loan principal paid down+$2,059
Rental cash flow+$7,200
5-year hold
+$25,109(174.8% ROI)
Projected value
$81,261
Return breakdown
Property appreciation+$9,438
Loan principal paid down+$3,671
Rental cash flow+$12,000
10-year hold
+$52,864(368.0% ROI)
Projected value
$91,940
Return breakdown
Property appreciation+$20,117
Loan principal paid down+$8,747
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.37
1 BR
1.49
2 BR
1.58
3 BR
1.52
4 BR
1.54
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 45416 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 45416 (Dayton, OH) is $1,420 a month. That is down 4.1% from $1,480 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, 45416 has the 8th-highest two-bedroom rent (county range $1,000–$2,000). The median county two-bedroom FMR in Ohio is $1,048, so ZIP 45416 is 35% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 45416
BedroomsFY 2027Change90–110% range
Studio$1,030−4.6%$927–$1,133
1BR$1,150−1.7%$1,035–$1,265
2BR$1,420−4.1%$1,278–$1,562
3BR$1,850−3.6%$1,665–$2,035
4BR$2,020−4.3%$1,818–$2,222

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 45416
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,030$1,150$1,420$1,850$2,020
FY 2026$1,080$1,170$1,480$1,920$2,110
FY 2025$940$1,020$1,300$1,680$1,860
FY 2024$890$960$1,230$1,600$1,750
FY 2023$810$900$1,150$1,510$1,640

Two-bedroom rent in nearby Montgomery County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 45416
45409$1,330−6.3%
45410$1,230−13.4%
45413$1,230−13.4%
45414$1,110−21.8%
45415$1,150−19.0%
45416Current$1,420—
45417$1,150−19.0%
45419$1,200−15.5%
45420$1,250−12.0%
45422$1,230−13.4%
45423$1,230−13.4%
45424$1,370−3.5%

Questions about ZIP 45416 rents

How much will Section 8 pay for a two-bedroom in ZIP 45416?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,420, that basic range is $1,278 to $1,562 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 45416 in?

ZIP 45416 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 45416 for FY 2027?

The two-bedroom FMR fell 4.1%, from $1,480 in FY 2026 to $1,420 in FY 2027. Since FY 2023 it has risen 23.5%.

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