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Buchanan County/Saint Joseph/64504

64504

ZIPSAFMR
Buchanan County, MO
Zillow

ZIP Investment Score

125Above average

095130300
BRFMR
Eff. Rent
0 BR$870$900
1 BR$880$920
2 BR$1,130$1,020
3 BR$1,440$1,120
4 BR$1,670$1,120
5 BR$1,920Not available
6 BR$2,209Not available
7 BR$2,540Not available
8 BR$2,921Not available

Purchase Price Calculator

Maximum purchase price
$89,655

Cost breakdown

+Likely effective rent$1,020
HUD FMR$1,130
Market rentUsed$1,020
Est. payment standard (94%)$1,060
-Principal and interest-$453
Loan amount$71,724
Down payment$17,931
Rate6.50%
Term30 years
-Operating costs-$367
Property taxes-$90
Insurance-$175
Utilities$0
HOA$0
Management-$102
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$16,663(92.9% ROI)
Projected value
$96,549
Return breakdown
Property appreciation+$6,894
Loan principal paid down+$2,570
Rental cash flow+$7,200
5-year hold
+$28,364(158.2% ROI)
Projected value
$101,437
Return breakdown
Property appreciation+$11,781
Loan principal paid down+$4,582
Rental cash flow+$12,000
10-year hold
+$60,030(334.8% ROI)
Projected value
$114,766
Return breakdown
Property appreciation+$25,111
Loan principal paid down+$10,919
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.95
1 BR
0.94
2 BR
1.11
3 BR
1.29
4 BR
1.49
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 64504 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 64504 (Saint Joseph, MO) is $1,130 a month. That is up 3.7% from $1,090 in FY 2026. Saint Joseph is in the St. Joseph, MO-KS MSA. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the metro-wide two-bedroom FMR of $1,101. Among 19 ZIP codes in Buchanan County, 64504 has the 5th-highest two-bedroom rent (county range $1,030–$1,650). The median county two-bedroom FMR in Missouri is $962, so ZIP 64504 is 17% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 64504
BedroomsFY 2027Change90–110% range
Studio$870+11.5%$783–$957
1BR$880+4.8%$792–$968
2BR$1,130+3.7%$1,017–$1,243
3BR$1,440+4.3%$1,296–$1,584
4BR$1,670+5.7%$1,503–$1,837

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 64504
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$870$880$1,130$1,440$1,670
FY 2026$780$840$1,090$1,380$1,580
FY 2025$720$800$1,050$1,330$1,490
FY 2024$660$750$980$1,240$1,350
FY 2023$620$700$920$1,190$1,290

Two-bedroom rent in nearby Buchanan County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 64504
64448$1,070−5.3%
64454$1,100−2.7%
64484$1,050−7.1%
64490$1,050−7.1%
64501$1,080−4.4%
64502$1,100−2.7%
64503$1,150+1.8%
64504Current$1,130—
64505$1,200+6.2%
64506$1,100−2.7%
64507$1,110−1.8%
64508$1,100−2.7%

Questions about ZIP 64504 rents

How much will Section 8 pay for a two-bedroom in ZIP 64504?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,101, which applies unless the housing authority uses Small Area FMRs, that basic range is $991 to $1,211 a month; under the ZIP-level Small Area FMR of $1,130 it would be $1,017 to $1,243. 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 64504 in?

ZIP 64504 is in the St. Joseph, MO-KS MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,101.

How much did fair market rent change in ZIP 64504 for FY 2027?

The two-bedroom FMR rose 3.7%, from $1,090 in FY 2026 to $1,130 in FY 2027. Since FY 2023 it has risen 22.8%.

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