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Rock County/Beaver Creek/56116

56116

ZIPSAFMR
Rock County, MN
Zillow

ZIP Investment Score

72Below average

095130300
BRFMR
Eff. Rent
0 BR$840$840
1 BR$840$840
2 BR$1,100$1,100
3 BR$1,520$1,520
4 BR$1,630$1,630
5 BR$1,874Not available
6 BR$2,156Not available
7 BR$2,479Not available
8 BR$2,851Not available

Purchase Price Calculator

Maximum purchase price
$101,543

Cost breakdown

+Likely effective rent$1,100
HUD FMRUsed$1,100
Market rentN/A
Est. payment standardN/A
-Principal and interest-$513
Loan amount$81,234
Down payment$20,309
Rate6.50%
Term30 years
-Operating costs-$387
Property taxes-$102
Insurance-$175
Utilities$0
HOA$0
Management-$110
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$17,918(88.2% ROI)
Projected value
$109,351
Return breakdown
Property appreciation+$7,808
Loan principal paid down+$2,910
Rental cash flow+$7,200
5-year hold
+$30,534(150.3% ROI)
Projected value
$114,887
Return breakdown
Property appreciation+$13,344
Loan principal paid down+$5,190
Rental cash flow+$12,000
10-year hold
+$64,808(319.1% ROI)
Projected value
$129,984
Return breakdown
Property appreciation+$28,441
Loan principal paid down+$12,367
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 56116 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 56116 (Beaver Creek, MN) is $1,100 a month. That is up 13.4% from $970 in FY 2026. Beaver Creek is in the Rock County, MN HUD Metro 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 metro-wide two-bedroom FMR of $1,014. Among 11 ZIP codes in Rock County, 56116 is tied for the 3rd-highest two-bedroom rent (county range $1,010–$1,290). The median county two-bedroom FMR in Minnesota is $1,048, so ZIP 56116 is 5% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 56116
BedroomsFY 2027Change90–110% range
Studio$840+15.1%$756–$924
1BR$840+13.5%$756–$924
2BR$1,100+13.4%$990–$1,210
3BR$1,520+12.6%$1,368–$1,672
4BR$1,630+19.9%$1,467–$1,793

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 56116
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$840$840$1,100$1,520$1,630
FY 2026$730$740$970$1,350$1,360
FY 2025$640$710$930$1,230$1,240
FY 2024area FMR$638$716$941$1,247$1,314
FY 2023area FMR$588$669$880$1,134$1,208

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

Two-bedroom rent in nearby Rock County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 56116
56116Current$1,100—
56128$1,1000.0%
56129$1,010−8.2%
56134$1,010−8.2%
56138$1,180+7.3%
56144$1,020−7.3%
56146$1,010−8.2%
56147$1,040−5.5%
56156$1,010−8.2%
56158$1,010−8.2%
56173$1,290+17.3%

Questions about ZIP 56116 rents

How much will Section 8 pay for a two-bedroom in ZIP 56116?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,014, which applies unless the housing authority uses Small Area FMRs, that basic range is $913 to $1,115 a month; under the ZIP-level Small Area FMR of $1,100 it would be $990 to $1,210. 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 56116 in?

ZIP 56116 is in the Rock County, MN HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,014.

How much did fair market rent change in ZIP 56116 for FY 2027?

The two-bedroom FMR rose 13.4%, from $970 in FY 2026 to $1,100 in FY 2027. Since FY 2025 it has risen 18.3%.

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 rentBeaver Creek, MN fair market rentMN statewide rentsWhat is SAFMR?Data sources