45999

ZIPSAFMR

Kenton County, KY

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,010	$940	9.5%
1 BR	$1,080	$1,040	7.1%
2 BR	$1,380	$1,440	6.6%
3 BR	$1,820	$1,700	6.2%
4 BR	$2,050	$1,940	6.9%
5 BR	$2,358	Not available	6.9%
6 BR	$2,711	Not available	6.9%
7 BR	$3,118	Not available	6.9%
8 BR	$3,585	Not available	6.9%

Purchase Price Calculator

Maximum purchase price

$152,067

Cost breakdown

+Likely effective rent$1,440

HUD FMR$1,380

Market rent$1,470

Est. payment standard (104%)Used$1,440

-Principal and interest-$769

Loan amount$121,654

Down payment$30,413

Rate6.50%

Term30 years

-Operating costs-$471

Property taxes-$152

Insurance-$175

Utilities$0

HOA$0

Management-$144

=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

+$23,251(76.5% ROI)

Projected value

$163,759

Return breakdown

Property appreciation+$11,693

Loan principal paid down+$4,359

Rental cash flow+$7,200

5-year hold

+$39,755(130.7% ROI)

Projected value

$172,050

Return breakdown

Property appreciation+$19,983

Loan principal paid down+$7,772

Rental cash flow+$12,000

10-year hold

+$85,112(279.9% ROI)

Projected value

$194,659

Return breakdown

Property appreciation+$42,592

Loan principal paid down+$18,520

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.07ratio

FMR$1,010

Market$940

vs market+$70

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

1.07

1 BR

1.04ratio

FMR$1,080

Market$1,040

vs market+$40

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

1.04

2 BR

0.94ratio

FMR$1,380

Market$1,470

vs market-$90

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

0.94

3 BR

1.07ratio

FMR$1,820

Market$1,700

vs market+$120

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

1.07

4 BR

1.06ratio

FMR$2,050

Market$1,940

vs market+$110

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

1.06

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 45999 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 45999 (Kenton County, KY) is $1,380 a month. That is up 7.0% from $1,290 in FY 2026. Kenton County is in the Cincinnati, OH-KY-IN HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 15 ZIP codes in Kenton County, 45999 is tied for the 5th-highest two-bedroom rent (county range $1,120–$1,730). The median county two-bedroom FMR in Kentucky is $925, so ZIP 45999 is 49% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 45999
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$910	$1,010	+11.0%	$909–$1,111
1BR	$1,000	$1,080	+8.0%	$972–$1,188
2BR	$1,290	$1,380	+7.0%	$1,242–$1,518
3BR	$1,700	$1,820	+7.1%	$1,638–$2,002
4BR	$1,880	$2,050	+9.0%	$1,845–$2,255

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 45999
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,010	$1,080	$1,380	$1,820	$2,050
FY 2026	$910	$1,000	$1,290	$1,700	$1,880
FY 2025	$840	$940	$1,220	$1,620	$1,790
FY 2024	$770	$880	$1,140	$1,520	$1,680
FY 2023	$700	$810	$1,050	$1,410	$1,580

Two-bedroom rent in nearby Kenton County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 45999
41015	$1,320	−4.3%
41016	$1,300	−5.8%
41017	$1,320	−4.3%
41018	$1,380	0.0%
41030	$1,200	−13.0%
41033	$1,120	−18.8%
41042	$1,730	+25.4%
41051	$1,650	+19.6%
41053	$1,380	0.0%
41063	$1,210	−12.3%
41094	$1,580	+14.5%
45999Current	$1,380	—

Questions about ZIP 45999 rents

How much will Section 8 pay for a two-bedroom in ZIP 45999?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,380, that basic range is $1,242 to $1,518 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 45999 in?

ZIP 45999 is in the Cincinnati, OH-KY-IN HUD Metro FMR Area. 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 45999 for FY 2027?

The two-bedroom FMR rose 7.0%, from $1,290 in FY 2026 to $1,380 in FY 2027. Since FY 2023 it has risen 31.4%.

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 KY statewide rents What is SAFMR?Data sources