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St. Charles County/West Alton/63386

63386

ZIPSAFMR
St. Charles County, MO
Zillow

ZIP Investment Score

138High yield potential

095130300
BRFMR
Eff. Rent
0 BR$1,110$890
1 BR$1,150$850
2 BR$1,410$1,080
3 BR$1,810$1,840
4 BR$2,090$2,070
5 BR$2,404Not available
6 BR$2,764Not available
7 BR$3,179Not available
8 BR$3,655Not available

Purchase Price Calculator

Maximum purchase price
$98,571

Cost breakdown

+Likely effective rent$1,080
HUD FMR$1,410
Market rentUsed$1,080
Est. payment standard (90%)$1,270
-Principal and interest-$498
Loan amount$78,857
Down payment$19,714
Rate6.50%
Term30 years
-Operating costs-$382
Property taxes-$99
Insurance-$175
Utilities$0
HOA$0
Management-$108
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$17,604(89.3% ROI)
Projected value
$106,150
Return breakdown
Property appreciation+$7,579
Loan principal paid down+$2,825
Rental cash flow+$7,200
5-year hold
+$29,991(152.1% ROI)
Projected value
$111,524
Return breakdown
Property appreciation+$12,953
Loan principal paid down+$5,038
Rental cash flow+$12,000
10-year hold
+$63,613(322.7% ROI)
Projected value
$126,179
Return breakdown
Property appreciation+$27,608
Loan principal paid down+$12,005
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.25
1 BR
1.35
2 BR
1.31
3 BR
0.97
4 BR
1.01
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 63386 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 63386 (West Alton, MO) is $1,410 a month. That is up 34.3% from $1,050 in FY 2026. West Alton 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 18 ZIP codes in St. Charles County, 63386 has the 15th-highest two-bedroom rent (county range $1,180–$1,980). The median county two-bedroom FMR in Missouri is $962, so ZIP 63386 is 47% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 63386
BedroomsFY 2027Change90–110% range
Studio$1,110+35.4%$999–$1,221
1BR$1,150+33.7%$1,035–$1,265
2BR$1,410+34.3%$1,269–$1,551
3BR$1,810+34.1%$1,629–$1,991
4BR$2,090+34.0%$1,881–$2,299

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 63386
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,110$1,150$1,410$1,810$2,090
FY 2026$820$860$1,050$1,350$1,560
FY 2025$850$900$1,110$1,440$1,670
FY 2024$940$990$1,230$1,590$1,850
FY 2023$760$810$1,020$1,320$1,540

Two-bedroom rent in nearby St. Charles County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 63386
63341$1,750+24.1%
63346$1,590+12.8%
63348$1,980+40.4%
63357$1,180−16.3%
63365$1,540+9.2%
63366$1,540+9.2%
63367$1,900+34.8%
63368$1,760+24.8%
63373$1,320−6.4%
63376$1,490+5.7%
63385$1,540+9.2%
63386Current$1,410—

Questions about ZIP 63386 rents

How much will Section 8 pay for a two-bedroom in ZIP 63386?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,410, that basic range is $1,269 to $1,551 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 63386 in?

ZIP 63386 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 63386 for FY 2027?

The two-bedroom FMR rose 34.3%, from $1,050 in FY 2026 to $1,410 in FY 2027. Since FY 2023 it has risen 38.2%.

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