Skip to main content
Loading page
Franklin County/Leslie/63056

63056

ZIPSAFMR
Franklin County, MO
Zillow

ZIP Investment Score

83Below average

095130300
BRFMR
Eff. Rent
0 BR$1,030$1,030
1 BR$1,070$1,070
2 BR$1,310$1,310
3 BR$1,680$1,680
4 BR$1,940$1,940
5 BR$2,231Not available
6 BR$2,566Not available
7 BR$2,950Not available
8 BR$3,393Not available

Purchase Price Calculator

Maximum purchase price
$132,749

Cost breakdown

+Likely effective rent$1,310
HUD FMRUsed$1,310
Market rentN/A
Est. payment standardN/A
-Principal and interest-$671
Loan amount$106,199
Down payment$26,550
Rate6.50%
Term30 years
-Operating costs-$439
Property taxes-$133
Insurance-$175
Utilities$0
HOA$0
Management-$131
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$21,212(79.9% ROI)
Projected value
$142,956
Return breakdown
Property appreciation+$10,207
Loan principal paid down+$3,805
Rental cash flow+$7,200
5-year hold
+$36,229(136.5% ROI)
Projected value
$150,193
Return breakdown
Property appreciation+$17,444
Loan principal paid down+$6,785
Rental cash flow+$12,000
10-year hold
+$77,349(291.3% ROI)
Projected value
$169,930
Return breakdown
Property appreciation+$37,181
Loan principal paid down+$16,168
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

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
--
Tax rate
--
Mortgage rate
--

ZIP 63056 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 63056 (Leslie, MO) is $1,310 a month. That is up 32.3% from $990 in FY 2026. Leslie 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, 63056 has the 5th-highest two-bedroom rent (county range $960–$1,860). The median county two-bedroom FMR in Missouri is $962, so ZIP 63056 is 36% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 63056
BedroomsFY 2027Change90–110% range
Studio$1,030+35.5%$927–$1,133
1BR$1,070+33.8%$963–$1,177
2BR$1,310+32.3%$1,179–$1,441
3BR$1,680+32.3%$1,512–$1,848
4BR$1,940+31.1%$1,746–$2,134

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 63056
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,030$1,070$1,310$1,680$1,940
FY 2026$760$800$990$1,270$1,480
FY 2025$840$880$1,090$1,410$1,640
FY 2024$680$720$900$1,170$1,370
FY 2023$630$680$860$1,110$1,310

Two-bedroom rent in nearby Franklin County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 63056
63037$990−24.4%
63039$1,260−3.8%
63041$1,180−9.9%
63055$1,150−12.2%
63056Current$1,310—
63060$1,160−11.5%
63061$1,160−11.5%
63068$1,150−12.2%
63069$1,100−16.0%
63072$1,320+0.8%
63073$1,410+7.6%
63077$1,140−13.0%

Questions about ZIP 63056 rents

How much will Section 8 pay for a two-bedroom in ZIP 63056?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,310, that basic range is $1,179 to $1,441 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 63056 in?

ZIP 63056 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 63056 for FY 2027?

The two-bedroom FMR rose 32.3%, from $990 in FY 2026 to $1,310 in FY 2027. Since FY 2023 it has risen 52.3%.

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