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Franklin County/Washington/63090

63090

ZIPSAFMR
Franklin County, MO
Zillow

ZIP Investment Score

80Below average

095130300
BRFMR
Eff. Rent
0 BR$830$910
1 BR$860$950
2 BR$1,050$1,160
3 BR$1,350$1,480
4 BR$1,550$1,600
5 BR$1,782Not available
6 BR$2,050Not available
7 BR$2,357Not available
8 BR$2,711Not available

Purchase Price Calculator

Maximum purchase price
$110,459

Cost breakdown

+Likely effective rent$1,160
HUD FMR$1,050
Market rent$1,290
Est. payment standard (110%)Used$1,160
-Principal and interest-$559
Loan amount$88,367
Down payment$22,092
Rate6.50%
Term30 years
-Operating costs-$401
Property taxes-$110
Insurance-$175
Utilities$0
HOA$0
Management-$116
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$18,859(85.4% ROI)
Projected value
$118,952
Return breakdown
Property appreciation+$8,493
Loan principal paid down+$3,166
Rental cash flow+$7,200
5-year hold
+$32,161(145.6% ROI)
Projected value
$124,974
Return breakdown
Property appreciation+$14,515
Loan principal paid down+$5,646
Rental cash flow+$12,000
10-year hold
+$68,391(309.6% ROI)
Projected value
$141,397
Return breakdown
Property appreciation+$30,938
Loan principal paid down+$13,453
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.73
1 BR
0.81
2 BR
0.81
3 BR
0.87
4 BR
0.95
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 63090 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 63090 (Washington, MO) is $1,050 a month. That is up 6.1% from $990 in FY 2026. Washington 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, 63090 has the 18th-highest two-bedroom rent (county range $960–$1,860). The median county two-bedroom FMR in Missouri is $962, so ZIP 63090 is 9% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 63090
BedroomsFY 2027Change90–110% range
Studio$830+9.2%$747–$913
1BR$860+7.5%$774–$946
2BR$1,050+6.1%$945–$1,155
3BR$1,350+6.3%$1,215–$1,485
4BR$1,550+4.7%$1,395–$1,705

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 63090
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$830$860$1,050$1,350$1,550
FY 2026$760$800$990$1,270$1,480
FY 2025$840$880$1,090$1,410$1,640
FY 2024$750$790$980$1,270$1,470
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. 63090
63061$1,160+10.5%
63068$1,150+9.5%
63069$1,100+4.8%
63072$1,320+25.7%
63073$1,410+34.3%
63077$1,140+8.6%
63079$1,090+3.8%
63080$1,090+3.8%
63084$1,060+1.0%
63089$1,410+34.3%
63090Current$1,050—
63091$960−8.6%

Questions about ZIP 63090 rents

How much will Section 8 pay for a two-bedroom in ZIP 63090?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,050, that basic range is $945 to $1,155 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 63090 in?

ZIP 63090 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 63090 for FY 2027?

The two-bedroom FMR rose 6.1%, from $990 in FY 2026 to $1,050 in FY 2027. Since FY 2023 it has risen 22.1%.

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