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Menard County/Athens/62613

62613

ZIPSAFMR
Menard County, IL
Zillow

ZIP Investment Score

75Below average

095130300
BRFMR
Eff. Rent
0 BR$850$850
1 BR$960$960
2 BR$1,220$1,220
3 BR$1,610$1,610
4 BR$1,700$1,700
5 BR$1,955Not available
6 BR$2,248Not available
7 BR$2,585Not available
8 BR$2,973Not available

Purchase Price Calculator

Maximum purchase price
$119,375

Cost breakdown

+Likely effective rent$1,220
HUD FMRUsed$1,220
Market rentN/A
Est. payment standardN/A
-Principal and interest-$604
Loan amount$95,500
Down payment$23,875
Rate6.50%
Term30 years
-Operating costs-$416
Property taxes-$119
Insurance-$175
Utilities$0
HOA$0
Management-$122
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$19,800(82.9% ROI)
Projected value
$128,554
Return breakdown
Property appreciation+$9,179
Loan principal paid down+$3,422
Rental cash flow+$7,200
5-year hold
+$33,788(141.5% ROI)
Projected value
$135,062
Return breakdown
Property appreciation+$15,687
Loan principal paid down+$6,102
Rental cash flow+$12,000
10-year hold
+$71,974(301.5% ROI)
Projected value
$152,810
Return breakdown
Property appreciation+$33,435
Loan principal paid down+$14,539
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 62613 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 62613 (Athens, IL) is $1,220 a month. That is up 2.5% from $1,190 in FY 2026. Athens is in the Springfield, IL MSA. 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 $1,237. Among 10 ZIP codes in Menard County, 62613 has the 4th-highest two-bedroom rent (county range $1,090–$1,420). The median county two-bedroom FMR in Illinois is $958, so ZIP 62613 is 27% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 62613
BedroomsFY 2027Change90–110% range
Studio$850+3.7%$765–$935
1BR$9600.0%$864–$1,056
2BR$1,220+2.5%$1,098–$1,342
3BR$1,610+1.3%$1,449–$1,771
4BR$1,700+2.4%$1,530–$1,870

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 62613
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$850$960$1,220$1,610$1,700
FY 2026$820$960$1,190$1,590$1,660
FY 2025$770$910$1,120$1,510$1,550
FY 2024$750$900$1,100$1,460$1,500
FY 2023$620$760$930$1,220$1,280

Two-bedroom rent in nearby Menard County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 62613
62612$1,090−10.7%
62613Current$1,220—
62625$1,240+1.6%
62642$1,090−10.7%
62659$1,150−5.7%
62666$1,090−10.7%
62673$1,090−10.7%
62675$1,140−6.6%
62688$1,250+2.5%
62693$1,420+16.4%

Questions about ZIP 62613 rents

How much will Section 8 pay for a two-bedroom in ZIP 62613?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,237, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,113 to $1,361 a month; under the ZIP-level Small Area FMR of $1,220 it would be $1,098 to $1,342. 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 62613 in?

ZIP 62613 is in the Springfield, IL MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,237.

How much did fair market rent change in ZIP 62613 for FY 2027?

The two-bedroom FMR rose 2.5%, from $1,190 in FY 2026 to $1,220 in FY 2027. Since FY 2023 it has risen 31.2%.

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