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Madison County/Glen Carbon/62034

62034

ZIPSAFMR
Madison County, IL
Zillow

ZIP Investment Score

87Below average

095130300
BRFMR
Eff. Rent
0 BR$1,050$990
1 BR$1,090$1,200
2 BR$1,330$1,460
3 BR$1,710$1,870
4 BR$1,970$2,170
5 BR$2,266Not available
6 BR$2,605Not available
7 BR$2,996Not available
8 BR$3,446Not available

Purchase Price Calculator

Maximum purchase price
$155,039

Cost breakdown

+Likely effective rent$1,460
HUD FMR$1,330
Market rent$1,700
Est. payment standard (110%)Used$1,460
-Principal and interest-$784
Loan amount$124,031
Down payment$31,008
Rate6.50%
Term30 years
-Operating costs-$476
Property taxes-$155
Insurance-$175
Utilities$0
HOA$0
Management-$146
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$23,565(76.0% ROI)
Projected value
$166,960
Return breakdown
Property appreciation+$11,921
Loan principal paid down+$4,444
Rental cash flow+$7,200
5-year hold
+$40,298(130.0% ROI)
Projected value
$175,412
Return breakdown
Property appreciation+$20,373
Loan principal paid down+$7,924
Rental cash flow+$12,000
10-year hold
+$86,306(278.3% ROI)
Projected value
$198,463
Return breakdown
Property appreciation+$43,424
Loan principal paid down+$18,882
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.06
1 BR
0.77
2 BR
0.78
3 BR
0.87
4 BR
0.87
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 62034 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 62034 (Glen Carbon, IL) is $1,330 a month. That is up 7.3% from $1,240 in FY 2026. Glen Carbon is in the St. Louis, MO-IL HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 37 ZIP codes in Madison County, 62034 has the 8th-highest two-bedroom rent (county range $960–$1,590). The median county two-bedroom FMR in Illinois is $958, so ZIP 62034 is 39% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 62034
BedroomsFY 2027Change90–110% range
Studio$1,050+8.2%$945–$1,155
1BR$1,090+7.9%$981–$1,199
2BR$1,330+7.3%$1,197–$1,463
3BR$1,710+6.9%$1,539–$1,881
4BR$1,970+7.1%$1,773–$2,167

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 62034
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,050$1,090$1,330$1,710$1,970
FY 2026$970$1,010$1,240$1,600$1,840
FY 2025$990$1,030$1,270$1,640$1,890
FY 2024$970$1,020$1,270$1,640$1,910
FY 2023$790$840$1,060$1,370$1,600

Two-bedroom rent in nearby Madison County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 62034
62010$1,120−15.8%
62012$1,180−11.3%
62018$1,290−3.0%
62021$1,140−14.3%
62024$1,080−18.8%
62025$1,500+12.8%
62026$1,500+12.8%
62034Current$1,330—
62035$1,440+8.3%
62040$1,140−14.3%
62046$1,160−12.8%
62048$1,170−12.0%

Questions about ZIP 62034 rents

How much will Section 8 pay for a two-bedroom in ZIP 62034?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,330, that basic range is $1,197 to $1,463 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 62034 in?

ZIP 62034 is in the St. Louis, MO-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 62034 for FY 2027?

The two-bedroom FMR rose 7.3%, from $1,240 in FY 2026 to $1,330 in FY 2027. Since FY 2023 it has risen 25.5%.

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