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Franklin County/Gray Summit/63039

63039

ZIPSAFMR
Franklin County, MO
Zillow

ZIP Investment Score

140High yield potential

095130300
BRFMR
Eff. Rent
0 BR$990$1,090
1 BR$1,030$1,130
2 BR$1,260$1,360
3 BR$1,620$1,720
4 BR$1,870$1,760
5 BR$2,151Not available
6 BR$2,473Not available
7 BR$2,844Not available
8 BR$3,271Not available

Purchase Price Calculator

Maximum purchase price
$140,179

Cost breakdown

+Likely effective rent$1,360
HUD FMR$1,260
Market rent$1,410
Est. payment standard (108%)Used$1,360
-Principal and interest-$709
Loan amount$112,143
Down payment$28,036
Rate6.50%
Term30 years
-Operating costs-$451
Property taxes-$140
Insurance-$175
Utilities$0
HOA$0
Management-$136
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$21,996(78.5% ROI)
Projected value
$150,957
Return breakdown
Property appreciation+$10,778
Loan principal paid down+$4,018
Rental cash flow+$7,200
5-year hold
+$37,586(134.1% ROI)
Projected value
$158,600
Return breakdown
Property appreciation+$18,421
Loan principal paid down+$7,165
Rental cash flow+$12,000
10-year hold
+$80,334(286.5% ROI)
Projected value
$179,441
Return breakdown
Property appreciation+$39,262
Loan principal paid down+$17,073
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.75
1 BR
0.84
2 BR
0.89
3 BR
0.91
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 63039 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 63039 (Gray Summit, MO) is $1,260 a month. That is up 8.6% from $1,160 in FY 2026. Gray Summit 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 25 ZIP codes in Franklin County, 63039 has the 6th-highest two-bedroom rent (county range $960–$1,860). The median county two-bedroom FMR in Missouri is $962, so ZIP 63039 is 31% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 63039
BedroomsFY 2027Change90–110% range
Studio$990+8.8%$891–$1,089
1BR$1,030+8.4%$927–$1,133
2BR$1,260+8.6%$1,134–$1,386
3BR$1,620+8.0%$1,458–$1,782
4BR$1,870+8.7%$1,683–$2,057

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 63039
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$990$1,030$1,260$1,620$1,870
FY 2026$910$950$1,160$1,500$1,720
FY 2025$910$940$1,170$1,510$1,730
FY 2024$930$980$1,220$1,570$1,830
FY 2023$770$820$1,030$1,330$1,560

Two-bedroom rent in nearby Franklin County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 63039
63013$1,180−6.3%
63014$960−23.8%
63015$960−23.8%
63037$990−21.4%
63039Current$1,260—
63041$1,180−6.3%
63055$1,150−8.7%
63056$1,310+4.0%
63060$1,160−7.9%
63061$1,160−7.9%
63068$1,150−8.7%
63069$1,100−12.7%

Questions about ZIP 63039 rents

How much will Section 8 pay for a two-bedroom in ZIP 63039?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,260, that basic range is $1,134 to $1,386 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 63039 in?

ZIP 63039 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 63039 for FY 2027?

The two-bedroom FMR rose 8.6%, from $1,160 in FY 2026 to $1,260 in FY 2027. Since FY 2023 it has risen 22.3%.

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 rentGray Summit, MO fair market rentMO statewide rentsWhat is SAFMR?Data sources