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Jefferson County/Valles Mines/63087

63087

ZIPSAFMR
Jefferson County, MO
Zillow

ZIP Investment Score

73Below average

095130300
BRFMR
Eff. Rent
0 BR$770$770
1 BR$790$790
2 BR$1,000$1,000
3 BR$1,230$1,230
4 BR$1,390$1,390
5 BR$1,598Not available
6 BR$1,838Not available
7 BR$2,114Not available
8 BR$2,431Not available

Purchase Price Calculator

Maximum purchase price
$86,683

Cost breakdown

+Likely effective rent$1,000
HUD FMRUsed$1,000
Market rentN/A
Est. payment standardN/A
-Principal and interest-$438
Loan amount$69,346
Down payment$17,337
Rate6.50%
Term30 years
-Operating costs-$362
Property taxes-$87
Insurance-$175
Utilities$0
HOA$0
Management-$100
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$16,350(94.3% ROI)
Projected value
$93,348
Return breakdown
Property appreciation+$6,665
Loan principal paid down+$2,485
Rental cash flow+$7,200
5-year hold
+$27,821(160.5% ROI)
Projected value
$98,074
Return breakdown
Property appreciation+$11,391
Loan principal paid down+$4,431
Rental cash flow+$12,000
10-year hold
+$58,836(339.4% ROI)
Projected value
$110,962
Return breakdown
Property appreciation+$24,279
Loan principal paid down+$10,557
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
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Mortgage rate
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ZIP 63087 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 63087 (Valles Mines, MO) is $1,000 a month. That is up 1.0% from $990 in FY 2026. Valles Mines 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 30 ZIP codes in Jefferson County, 63087 has the 28th-highest two-bedroom rent (county range $960–$1,650). The median county two-bedroom FMR in Missouri is $962, so ZIP 63087 is 4% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 63087
BedroomsFY 2027Change90–110% range
Studio$770+1.3%$693–$847
1BR$790−1.2%$711–$869
2BR$1,000+1.0%$900–$1,100
3BR$1,230−3.1%$1,107–$1,353
4BR$1,390−6.1%$1,251–$1,529

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 63087
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$770$790$1,000$1,230$1,390
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 Jefferson County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 63087
63051$1,320+32.0%
63052$1,160+16.0%
63053$1,160+16.0%
63057$1,200+20.0%
63061$1,160+16.0%
63065$1,200+20.0%
63066$1,200+20.0%
63069$1,100+10.0%
63070$1,060+6.0%
63071$1,140+14.0%
63072$1,320+32.0%
63087Current$1,000—

Questions about ZIP 63087 rents

How much will Section 8 pay for a two-bedroom in ZIP 63087?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,000, that basic range is $900 to $1,100 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 63087 in?

ZIP 63087 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 63087 for FY 2027?

The two-bedroom FMR rose 1.0%, from $990 in FY 2026 to $1,000 in FY 2027. Since FY 2023 it has risen 16.3%.

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