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Morgan County/Waterford/45786

45786

ZIPSAFMR
Morgan County, OH
Zillow

ZIP Investment Score

97Above average

095130300
BRFMR
Eff. Rent
0 BR$820$820
1 BR$820$820
2 BR$1,010$1,010
3 BR$1,370$1,370
4 BR$1,530$1,530
5 BR$1,759Not available
6 BR$2,023Not available
7 BR$2,327Not available
8 BR$2,676Not available

Purchase Price Calculator

Maximum purchase price
$88,169

Cost breakdown

+Likely effective rent$1,010
HUD FMRUsed$1,010
Market rentN/A
Est. payment standardN/A
-Principal and interest-$446
Loan amount$70,535
Down payment$17,634
Rate6.50%
Term30 years
-Operating costs-$364
Property taxes-$88
Insurance-$175
Utilities$0
HOA$0
Management-$101
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$16,506(93.6% ROI)
Projected value
$94,948
Return breakdown
Property appreciation+$6,779
Loan principal paid down+$2,527
Rental cash flow+$7,200
5-year hold
+$28,093(159.3% ROI)
Projected value
$99,755
Return breakdown
Property appreciation+$11,586
Loan principal paid down+$4,507
Rental cash flow+$12,000
10-year hold
+$59,433(337.0% ROI)
Projected value
$112,864
Return breakdown
Property appreciation+$24,695
Loan principal paid down+$10,738
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 45786 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 45786 (Waterford, OH) is $1,010 a month. That is down 1.9% from $1,030 in FY 2026. Waterford is in the Morgan County, OH non-metropolitan FMR area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the county-wide two-bedroom FMR of $1,003. Among 14 ZIP codes in Morgan County, 45786 is tied for the 5th-highest two-bedroom rent (county range $1,000–$1,240). The median county two-bedroom FMR in Ohio is $1,048, so ZIP 45786 is 4% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 45786
BedroomsFY 2027Change90–110% range
Studio$820+2.5%$738–$902
1BR$820+1.2%$738–$902
2BR$1,010−1.9%$909–$1,111
3BR$1,370−1.4%$1,233–$1,507
4BR$1,530−0.6%$1,377–$1,683

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 45786
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$820$820$1,010$1,370$1,530
FY 2026$800$810$1,030$1,390$1,540
FY 2025$740$740$970$1,310$1,370
FY 2024area FMR$639$766$860$1,068$1,309
FY 2023area FMR$587$703$794$966$1,232

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Morgan County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 45786
43728$1,000−1.0%
43730$1,000−1.0%
43731$1,0100.0%
43756$1,0100.0%
43758$1,020+1.0%
43777$1,000−1.0%
43787$1,110+9.9%
45711$1,240+22.8%
45715$1,000−1.0%
45732$1,000−1.0%
45744$1,000−1.0%
45786Current$1,010—

Questions about ZIP 45786 rents

How much will Section 8 pay for a two-bedroom in ZIP 45786?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,003, which applies unless the housing authority uses Small Area FMRs, that basic range is $903 to $1,103 a month; under the ZIP-level Small Area FMR of $1,010 it would be $909 to $1,111. 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 45786 in?

ZIP 45786 is in the Morgan County, OH non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,003.

How much did fair market rent change in ZIP 45786 for FY 2027?

The two-bedroom FMR fell 1.9%, from $1,030 in FY 2026 to $1,010 in FY 2027. Since FY 2025 it has risen 4.1%.

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