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Kendall County/Bristol/60512

60512

ZIPSAFMR
Kendall County, IL
Zillow

ZIP Investment Score

74Below average

095130300
BRFMR
Eff. Rent
0 BR$1,660$1,530
1 BR$1,700$1,710
2 BR$2,140$1,970
3 BR$2,770$2,510
4 BR$3,000$2,830
5 BR$3,450Not available
6 BR$3,967Not available
7 BR$4,563Not available
8 BR$5,247Not available

Purchase Price Calculator

Maximum purchase price
$230,825

Cost breakdown

+Likely effective rent$1,970
HUD FMR$2,140
Market rentUsed$1,970
Est. payment standard (95%)$2,030
-Principal and interest-$1,167
Loan amount$184,660
Down payment$46,165
Rate6.50%
Term30 years
-Operating costs-$603
Property taxes-$231
Insurance-$175
Utilities$0
HOA$0
Management-$197
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$31,564(68.4% ROI)
Projected value
$248,573
Return breakdown
Property appreciation+$17,748
Loan principal paid down+$6,616
Rental cash flow+$7,200
5-year hold
+$54,130(117.3% ROI)
Projected value
$261,157
Return breakdown
Property appreciation+$30,332
Loan principal paid down+$11,798
Rental cash flow+$12,000
10-year hold
+$116,763(252.9% ROI)
Projected value
$295,475
Return breakdown
Property appreciation+$64,650
Loan principal paid down+$28,112
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.08
1 BR
0.99
2 BR
1.09
3 BR
1.10
4 BR
1.06
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 60512 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 60512 (Bristol, IL) is $2,140 a month. That is up 15.1% from $1,860 in FY 2026. Bristol is in the Kendall County, IL 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 $2,341. Among 22 ZIP codes in Kendall County, 60512 has the 8th-highest two-bedroom rent (county range $1,750–$3,030). The median county two-bedroom FMR in Illinois is $958, so ZIP 60512 is 123% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 60512
BedroomsFY 2027Change90–110% range
Studio$1,660+23.0%$1,494–$1,826
1BR$1,700+15.6%$1,530–$1,870
2BR$2,140+15.1%$1,926–$2,354
3BR$2,770+9.9%$2,493–$3,047
4BR$3,000+11.9%$2,700–$3,300

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 60512
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,660$1,700$2,140$2,770$3,000
FY 2026$1,350$1,470$1,860$2,520$2,680
FY 2025$1,360$1,400$1,750$2,410$2,570
FY 2024$1,160$1,290$1,630$2,240$2,420
FY 2023$1,040$1,070$1,350$1,860$1,980

Two-bedroom rent in nearby Kendall County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 60512
60503$2,910+36.0%
60504$2,700+26.2%
60506$1,830−14.5%
60511$1,990−7.0%
60512Current$2,140—
60536$1,850−13.6%
60537$1,850−13.6%
60538$2,410+12.6%
60541$1,990−7.0%
60543$2,090−2.3%
60544$2,700+26.2%
60545$2,120−0.9%

Questions about ZIP 60512 rents

How much will Section 8 pay for a two-bedroom in ZIP 60512?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $2,341, which applies unless the housing authority uses Small Area FMRs, that basic range is $2,107 to $2,575 a month; under the ZIP-level Small Area FMR of $2,140 it would be $1,926 to $2,354. 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 60512 in?

ZIP 60512 is in the Kendall County, IL HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $2,341.

How much did fair market rent change in ZIP 60512 for FY 2027?

The two-bedroom FMR rose 15.1%, from $1,860 in FY 2026 to $2,140 in FY 2027. Since FY 2023 it has risen 58.5%.

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