Greene County/Dayton/45434

45434

ZIPSAFMR

Greene County, OH

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ZIP Investment Score

105Above average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,320	$1,450	10.8%
1 BR	$1,460	$1,510	11.6%
2 BR	$1,810	$1,690	10.5%
3 BR	$2,350	$2,140	10.5%
4 BR	$2,570	$2,410	10.4%
5 BR	$2,955	Not available	10.4%
6 BR	$3,399	Not available	10.4%
7 BR	$3,909	Not available	10.4%
8 BR	$4,495	Not available	10.4%

Purchase Price Calculator

Maximum purchase price

$189,217

Cost breakdown

+Likely effective rent$1,690

HUD FMR$1,810

Market rentUsed$1,690

Est. payment standard (96%)$1,730

-Principal and interest-$957

Loan amount$151,373

Down payment$37,843

Rate6.50%

Term30 years

-Operating costs-$533

Property taxes-$189

Insurance-$175

Utilities$0

HOA$0

Management-$169

=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

+$27,172(71.8% ROI)

Projected value

$203,766

Return breakdown

Property appreciation+$14,549

Loan principal paid down+$5,423

Rental cash flow+$7,200

5-year hold

+$46,536(123.0% ROI)

Projected value

$214,081

Return breakdown

Property appreciation+$24,865

Loan principal paid down+$9,671

Rental cash flow+$12,000

10-year hold

+$100,042(264.4% ROI)

Projected value

$242,214

Return breakdown

Property appreciation+$52,997

Loan principal paid down+$23,045

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.73ratio

FMR$1,320

Market$1,800

vs market-$480

FMR is below market; voucher rent may lag private rents.

0.73

1 BR

0.95ratio

FMR$1,460

Market$1,540

vs market-$80

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

0.95

2 BR

1.07ratio

FMR$1,810

Market$1,690

vs market+$120

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

1.07

3 BR

1.10ratio

FMR$2,350

Market$2,140

vs market+$210

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

1.10

4 BR

1.07ratio

FMR$2,570

Market$2,410

vs market+$160

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

1.07

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 45434 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 45434 (Dayton, OH) is $1,810 a month. That is up 5.8% from $1,710 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 27 ZIP codes in Greene County, 45434 has the highest two-bedroom rent (county range $1,000–$1,810). The median county two-bedroom FMR in Ohio is $1,048, so ZIP 45434 is 73% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 45434
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,250	$1,320	+5.6%	$1,188–$1,452
1BR	$1,360	$1,460	+7.4%	$1,314–$1,606
2BR	$1,710	$1,810	+5.8%	$1,629–$1,991
3BR	$2,220	$2,350	+5.9%	$2,115–$2,585
4BR	$2,440	$2,570	+5.3%	$2,313–$2,827

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 45434
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,320	$1,460	$1,810	$2,350	$2,570
FY 2026	$1,250	$1,360	$1,710	$2,220	$2,440
FY 2025	$990	$1,070	$1,370	$1,770	$1,950
FY 2024	$970	$1,050	$1,340	$1,740	$1,910
FY 2023	$920	$1,020	$1,300	$1,710	$1,860

Two-bedroom rent in nearby Greene County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 45434
45387	$1,090	−39.8%
45424	$1,370	−24.3%
45430	$1,720	−5.0%
45431	$1,570	−13.3%
45432	$1,070	−40.9%
45433	$1,740	−3.9%
45434Current	$1,810	—
45435	$1,320	−27.1%
45440	$1,370	−24.3%
45458	$1,600	−11.6%
45459	$1,460	−19.3%
45481	$1,350	−25.4%

Questions about ZIP 45434 rents

How much will Section 8 pay for a two-bedroom in ZIP 45434?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,810, that basic range is $1,629 to $1,991 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 45434 in?

ZIP 45434 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 45434 for FY 2027?

The two-bedroom FMR rose 5.8%, from $1,710 in FY 2026 to $1,810 in FY 2027. Since FY 2023 it has risen 39.2%.

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