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Will County/Minooka/60447

60447

ZIPSAFMR
Will County, IL
Zillow

ZIP Investment Score

88Below average

095130300
BRFMR
Eff. Rent
0 BR$1,520$1,670
1 BR$1,570$1,730
2 BR$2,010$1,990
3 BR$2,710$2,100
4 BR$3,090$2,520
5 BR$3,553Not available
6 BR$4,087Not available
7 BR$4,700Not available
8 BR$5,404Not available

Purchase Price Calculator

Maximum purchase price
$233,797

Cost breakdown

+Likely effective rent$1,990
HUD FMR$2,010
Market rentUsed$1,990
Est. payment standard (99%)$2,000
-Principal and interest-$1,182
Loan amount$187,037
Down payment$46,759
Rate6.50%
Term30 years
-Operating costs-$608
Property taxes-$234
Insurance-$175
Utilities$0
HOA$0
Management-$199
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$31,878(68.2% ROI)
Projected value
$251,773
Return breakdown
Property appreciation+$17,977
Loan principal paid down+$6,701
Rental cash flow+$7,200
5-year hold
+$54,673(116.9% ROI)
Projected value
$264,519
Return breakdown
Property appreciation+$30,723
Loan principal paid down+$11,950
Rental cash flow+$12,000
10-year hold
+$117,957(252.3% ROI)
Projected value
$299,280
Return breakdown
Property appreciation+$65,483
Loan principal paid down+$28,474
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.82
1 BR
0.82
2 BR
1.01
3 BR
1.29
4 BR
1.23
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 60447 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 60447 (Minooka, IL) is $2,010 a month. That is up 12.3% from $1,790 in FY 2026. Minooka is in the Chicago-Joliet-Naperville, IL HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 49 ZIP codes in Will County, 60447 is tied for the 20th-highest two-bedroom rent (county range $1,260–$3,030). The median county two-bedroom FMR in Illinois is $958, so ZIP 60447 is 110% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 60447
BedroomsFY 2027Change90–110% range
Studio$1,520+16.9%$1,368–$1,672
1BR$1,570+11.3%$1,413–$1,727
2BR$2,010+12.3%$1,809–$2,211
3BR$2,710+12.0%$2,439–$2,981
4BR$3,090+15.3%$2,781–$3,399

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 60447
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,520$1,570$2,010$2,710$3,090
FY 2026$1,300$1,410$1,790$2,420$2,680
FY 2025$1,410$1,520$1,950$2,580$2,670
FY 2024$1,430$1,580$2,020$2,650$2,780
FY 2023$1,310$1,430$1,840$2,370$2,540

Two-bedroom rent in nearby Will County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 60447
60434$2,000−0.5%
60435$1,880−6.5%
60436$1,860−7.5%
60439$1,650−17.9%
60440$2,340+16.4%
60441$2,120+5.5%
60442$1,600−20.4%
60446$2,570+27.9%
60447Current$2,010—
60448$1,950−3.0%
60449$1,980−1.5%
60451$1,870−7.0%

Questions about ZIP 60447 rents

How much will Section 8 pay for a two-bedroom in ZIP 60447?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,010, that basic range is $1,809 to $2,211 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 60447 in?

ZIP 60447 is in the Chicago-Joliet-Naperville, IL 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 60447 for FY 2027?

The two-bedroom FMR rose 12.3%, from $1,790 in FY 2026 to $2,010 in FY 2027. Since FY 2023 it has risen 9.2%.

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 rentMinooka, IL fair market rentIL statewide rentsWhat is SAFMR?Data sources