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Montgomery County/Dayton/45440

45440

ZIPSAFMR
Montgomery County, OH
Zillow

ZIP Investment Score

95Above average

095130300
BRFMR
Eff. Rent
0 BR$1,000$1,040
1 BR$1,110$1,050
2 BR$1,370$1,300
3 BR$1,780$1,910
4 BR$1,950$2,150
5 BR$2,243Not available
6 BR$2,579Not available
7 BR$2,966Not available
8 BR$3,411Not available

Purchase Price Calculator

Maximum purchase price
$131,263

Cost breakdown

+Likely effective rent$1,300
HUD FMR$1,370
Market rentUsed$1,300
Est. payment standard (97%)$1,320
-Principal and interest-$664
Loan amount$105,010
Down payment$26,253
Rate6.50%
Term30 years
-Operating costs-$436
Property taxes-$131
Insurance-$175
Utilities$0
HOA$0
Management-$130
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$21,055(80.2% ROI)
Projected value
$141,356
Return breakdown
Property appreciation+$10,093
Loan principal paid down+$3,762
Rental cash flow+$7,200
5-year hold
+$35,958(137.0% ROI)
Projected value
$148,512
Return breakdown
Property appreciation+$17,249
Loan principal paid down+$6,709
Rental cash flow+$12,000
10-year hold
+$76,751(292.4% ROI)
Projected value
$168,028
Return breakdown
Property appreciation+$36,765
Loan principal paid down+$15,987
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.94
1 BR
1.06
2 BR
1.05
3 BR
0.90
4 BR
0.76
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 45440 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 45440 (Dayton, OH) is $1,370 a month. That is down 1.4% from $1,390 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, 45440 is tied for the 9th-highest two-bedroom rent (county range $1,000–$2,000). The median county two-bedroom FMR in Ohio is $1,048, so ZIP 45440 is 31% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 45440
BedroomsFY 2027Change90–110% range
Studio$1,000−1.0%$900–$1,100
1BR$1,110+0.9%$999–$1,221
2BR$1,370−1.4%$1,233–$1,507
3BR$1,780−1.1%$1,602–$1,958
4BR$1,950−1.5%$1,755–$2,145

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 45440
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,000$1,110$1,370$1,780$1,950
FY 2026$1,010$1,100$1,390$1,800$1,980
FY 2025$880$950$1,210$1,560$1,730
FY 2024$840$910$1,160$1,510$1,650
FY 2023$780$860$1,100$1,440$1,570

Two-bedroom rent in nearby Montgomery County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 45440
45426$1,170−14.6%
45428$1,150−16.1%
45429$1,280−6.6%
45430$1,720+25.5%
45431$1,570+14.6%
45432$1,070−21.9%
45433$1,740+27.0%
45437$1,230−10.2%
45439$1,250−8.8%
45440Current$1,370—
45441$1,230−10.2%
45449$1,270−7.3%

Questions about ZIP 45440 rents

How much will Section 8 pay for a two-bedroom in ZIP 45440?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,370, that basic range is $1,233 to $1,507 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 45440 in?

ZIP 45440 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 45440 for FY 2027?

The two-bedroom FMR fell 1.4%, from $1,390 in FY 2026 to $1,370 in FY 2027. Since FY 2023 it has risen 24.5%.

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