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Montgomery County/Thorntown/46071

46071

ZIPSAFMR
Montgomery County, IN
Zillow

ZIP Investment Score

80Below average

095130300
BRFMR
Eff. Rent
0 BR$990$1,090
1 BR$1,110$1,220
2 BR$1,280$1,280
3 BR$1,660$1,660
4 BR$2,020$2,020
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
$128,291

Cost breakdown

+Likely effective rent$1,280
HUD FMRUsed$1,280
Market rentN/A
Est. payment standardN/A
-Principal and interest-$649
Loan amount$102,633
Down payment$25,658
Rate6.50%
Term30 years
-Operating costs-$431
Property taxes-$128
Insurance-$175
Utilities$0
HOA$0
Management-$128
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$20,741(80.8% ROI)
Projected value
$138,155
Return breakdown
Property appreciation+$9,864
Loan principal paid down+$3,677
Rental cash flow+$7,200
5-year hold
+$35,416(138.0% ROI)
Projected value
$145,149
Return breakdown
Property appreciation+$16,858
Loan principal paid down+$6,557
Rental cash flow+$12,000
10-year hold
+$75,557(294.5% ROI)
Projected value
$164,223
Return breakdown
Property appreciation+$35,932
Loan principal paid down+$15,625
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.69
1 BR
0.74
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 46071 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 46071 (Thorntown, IN) is $1,280 a month. That is up 0.8% from $1,270 in FY 2026. Thorntown is in the Montgomery County, IN 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 $1,046. Among 18 ZIP codes in Montgomery County, 46071 has the highest two-bedroom rent (county range $1,010–$1,280). The median county two-bedroom FMR in Indiana is $1,086, so ZIP 46071 is 18% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 46071
BedroomsFY 2027Change90–110% range
Studio$990+3.1%$891–$1,089
1BR$1,110+1.8%$999–$1,221
2BR$1,280+0.8%$1,152–$1,408
3BR$1,660+1.2%$1,494–$1,826
4BR$2,0200.0%$1,818–$2,222

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 46071
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$990$1,110$1,280$1,660$2,020
FY 2026$960$1,090$1,270$1,640$2,020
FY 2025$890$1,040$1,220$1,590$1,920
FY 2024$900$1,040$1,230$1,600$1,940
FY 2023$700$810$960$1,260$1,510

Two-bedroom rent in nearby Montgomery County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 46071
46035$1,120−12.5%
46071Current$1,280—
46172$1,160−9.4%
46175$1,080−15.6%
47916$1,110−13.3%
47930$1,190−7.0%
47933$1,110−13.3%
47940$1,010−21.1%
47949$1,150−10.2%
47954$1,090−14.8%
47955$1,120−12.5%
47965$1,100−14.1%

Questions about ZIP 46071 rents

How much will Section 8 pay for a two-bedroom in ZIP 46071?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,046, which applies unless the housing authority uses Small Area FMRs, that basic range is $941 to $1,151 a month; under the ZIP-level Small Area FMR of $1,280 it would be $1,152 to $1,408. 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 46071 in?

ZIP 46071 is in the Montgomery County, IN non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,046.

How much did fair market rent change in ZIP 46071 for FY 2027?

The two-bedroom FMR rose 0.8%, from $1,270 in FY 2026 to $1,280 in FY 2027. Since FY 2023 it has risen 33.3%.

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 rentThorntown, IN fair market rentIN statewide rentsWhat is SAFMR?Data sources