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Henderson County/Raritan/61471

61471

ZIPSAFMR
Henderson County, IL
Zillow

ZIP Investment Score

129Above average

095130300
BRFMR
Eff. Rent
0 BR$680$680
1 BR$750$750
2 BR$980$980
3 BR$1,360$1,360
4 BR$1,420$1,420
5 BR$1,633Not available
6 BR$1,878Not available
7 BR$2,160Not available
8 BR$2,484Not available

Purchase Price Calculator

Maximum purchase price
$83,711

Cost breakdown

+Likely effective rent$980
HUD FMRUsed$980
Market rentN/A
Est. payment standardN/A
-Principal and interest-$423
Loan amount$66,969
Down payment$16,742
Rate6.50%
Term30 years
-Operating costs-$357
Property taxes-$84
Insurance-$175
Utilities$0
HOA$0
Management-$98
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$16,036(95.8% ROI)
Projected value
$90,148
Return breakdown
Property appreciation+$6,437
Loan principal paid down+$2,399
Rental cash flow+$7,200
5-year hold
+$27,279(162.9% ROI)
Projected value
$94,711
Return breakdown
Property appreciation+$11,000
Loan principal paid down+$4,279
Rental cash flow+$12,000
10-year hold
+$57,641(344.3% ROI)
Projected value
$107,157
Return breakdown
Property appreciation+$23,446
Loan principal paid down+$10,195
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 61471 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 61471 (Raritan, IL) is $980 a month. That is up 6.5% from $920 in FY 2026. Raritan is in the Henderson County, IL 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 $935. Among 15 ZIP codes in Henderson County, 61471 is tied for the 9th-highest two-bedroom rent (county range $930–$1,400). The median county two-bedroom FMR in Illinois is $958, so ZIP 61471 is 2% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 61471
BedroomsFY 2027Change90–110% range
Studio$680+7.9%$612–$748
1BR$750+7.1%$675–$825
2BR$980+6.5%$882–$1,078
3BR$1,360+7.1%$1,224–$1,496
4BR$1,420+8.4%$1,278–$1,562

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 61471
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$680$750$980$1,360$1,420
FY 2026$630$700$920$1,270$1,310
FY 2025$660$660$870$1,220$1,240
FY 2024area FMR$622$641$807$1,122$1,126
FY 2023area FMR$579$668$774$1,076$1,080

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

Two-bedroom rent in nearby Henderson County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 61471
61437$1,400+42.9%
61442$1,030+5.1%
61450$950−3.1%
61453$1,020+4.1%
61454$940−4.1%
61460$940−4.1%
61462$930−5.1%
61469$930−5.1%
61471Current$980—
61476$1,240+26.5%
61478$1,000+2.0%
61480$9800.0%

Questions about ZIP 61471 rents

How much will Section 8 pay for a two-bedroom in ZIP 61471?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $935, which applies unless the housing authority uses Small Area FMRs, that basic range is $842 to $1,029 a month; under the ZIP-level Small Area FMR of $980 it would be $882 to $1,078. 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 61471 in?

ZIP 61471 is in the Henderson County, IL non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $935.

How much did fair market rent change in ZIP 61471 for FY 2027?

The two-bedroom FMR rose 6.5%, from $920 in FY 2026 to $980 in FY 2027. Since FY 2025 it has risen 12.6%.

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