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Wyandotte County/Kansas City/66104

66104

ZIPSAFMR
Wyandotte County, KS
Zillow

ZIP Investment Score

138High yield potential

095130300
BRFMR
Eff. Rent
0 BR$1,130$870
1 BR$1,230$1,010
2 BR$1,390$1,100
3 BR$1,820$1,500
4 BR$2,180$1,690
5 BR$2,507Not available
6 BR$2,883Not available
7 BR$3,316Not available
8 BR$3,813Not available

Purchase Price Calculator

Maximum purchase price
$101,543

Cost breakdown

+Likely effective rent$1,100
HUD FMR$1,390
Market rentUsed$1,100
Est. payment standard (90%)$1,250
-Principal and interest-$513
Loan amount$81,234
Down payment$20,309
Rate6.50%
Term30 years
-Operating costs-$387
Property taxes-$102
Insurance-$175
Utilities$0
HOA$0
Management-$110
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$17,918(88.2% ROI)
Projected value
$109,351
Return breakdown
Property appreciation+$7,808
Loan principal paid down+$2,910
Rental cash flow+$7,200
5-year hold
+$30,534(150.3% ROI)
Projected value
$114,887
Return breakdown
Property appreciation+$13,344
Loan principal paid down+$5,190
Rental cash flow+$12,000
10-year hold
+$64,808(319.1% ROI)
Projected value
$129,984
Return breakdown
Property appreciation+$28,441
Loan principal paid down+$12,367
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.30
1 BR
1.22
2 BR
1.26
3 BR
1.21
4 BR
1.29
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 66104 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 66104 (Kansas City, KS) is $1,390 a month. That is up 16.8% from $1,190 in FY 2026. Kansas City is in the Kansas City, MO-KS HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 20 ZIP codes in Wyandotte County, 66104 has the 14th-highest two-bedroom rent (county range $1,120–$2,100). The median county two-bedroom FMR in Kansas is $961, so ZIP 66104 is 45% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 66104
BedroomsFY 2027Change90–110% range
Studio$1,130+17.7%$1,017–$1,243
1BR$1,230+17.1%$1,107–$1,353
2BR$1,390+16.8%$1,251–$1,529
3BR$1,820+17.4%$1,638–$2,002
4BR$2,180+18.5%$1,962–$2,398

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 66104
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,130$1,230$1,390$1,820$2,180
FY 2026$960$1,050$1,190$1,550$1,840
FY 2025$960$1,060$1,200$1,570$1,850
FY 2024$900$1,000$1,150$1,500$1,770
FY 2023$810$920$1,070$1,410$1,630

Two-bedroom rent in nearby Wyandotte County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 66104
66101$1,170−15.8%
66102$1,330−4.3%
66103$1,520+9.4%
66104Current$1,390—
66105$1,120−19.4%
66106$1,300−6.5%
66109$2,100+51.1%
66110$1,420+2.2%
66111$1,360−2.2%
66112$1,440+3.6%
66115$1,420+2.2%
66117$1,420+2.2%

Questions about ZIP 66104 rents

How much will Section 8 pay for a two-bedroom in ZIP 66104?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,390, that basic range is $1,251 to $1,529 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 66104 in?

ZIP 66104 is in the Kansas City, MO-KS 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 66104 for FY 2027?

The two-bedroom FMR rose 16.8%, from $1,190 in FY 2026 to $1,390 in FY 2027. Since FY 2023 it has risen 29.9%.

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 rentKansas City, KS fair market rentKS statewide rentsWhat is SAFMR?Data sources