84409

ZIPSAFMR

Weber County, UT

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,090	$970	6.2%
1 BR	$1,160	$1,150	5.4%
2 BR	$1,460	$1,490	6.5%
3 BR	$1,960	$1,960	6.1%
4 BR	$2,360	$2,230	5.7%
5 BR	$2,714	Not available	5.7%
6 BR	$3,121	Not available	5.7%
7 BR	$3,589	Not available	5.7%
8 BR	$4,128	Not available	5.7%

Purchase Price Calculator

Maximum purchase price

$159,497

Cost breakdown

+Likely effective rent$1,490

HUD FMR$1,460

Market rent$1,510

Est. payment standard (102%)Used$1,490

-Principal and interest-$807

Loan amount$127,598

Down payment$31,899

Rate6.50%

Term30 years

-Operating costs-$483

Property taxes-$159

Insurance-$175

Utilities$0

HOA$0

Management-$149

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$24,035(75.3% ROI)

Projected value

$171,761

Return breakdown

Property appreciation+$12,264

Loan principal paid down+$4,572

Rental cash flow+$7,200

5-year hold

+$41,111(128.9% ROI)

Projected value

$180,456

Return breakdown

Property appreciation+$20,959

Loan principal paid down+$8,152

Rental cash flow+$12,000

10-year hold

+$88,098(276.2% ROI)

Projected value

$204,170

Return breakdown

Property appreciation+$44,673

Loan principal paid down+$19,425

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.12ratio

FMR$1,090

Market$970

vs market+$120

FMR is above market; underwrite to market rent.

1.12

1 BR

1.01ratio

FMR$1,160

Market$1,150

vs market+$10

FMR is near market; voucher and private rents are aligned.

1.01

2 BR

0.97ratio

FMR$1,460

Market$1,510

vs market-$50

FMR is near market; voucher and private rents are aligned.

0.97

3 BR

1.00ratio

FMR$1,960

Market$1,960

vs market+$0

FMR is near market; voucher and private rents are aligned.

1.00

4 BR

1.06ratio

FMR$2,360

Market$2,230

vs market+$130

FMR is near market; voucher and private rents are aligned.

1.06

0.700.800.901.001.101.201.30aligned range

Historical

FY 2023-2027

FMR: FY2027
Market rent: last ~365 days
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 84409 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 84409 (Ogden, UT) is $1,460 a month. That is down 1.4% from $1,480 in FY 2026. Ogden is in the Ogden, UT 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 $1,591. Among 15 ZIP codes in Weber County, 84409 is tied for the 9th-highest two-bedroom rent (county range $1,460–$1,890). The median county two-bedroom FMR in Utah is $1,158, so ZIP 84409 is 26% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 84409
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,110	$1,090	−1.8%	$981–$1,199
1BR	$1,170	$1,160	−0.9%	$1,044–$1,276
2BR	$1,480	$1,460	−1.4%	$1,314–$1,606
3BR	$1,980	$1,960	−1.0%	$1,764–$2,156
4BR	$2,400	$2,360	−1.7%	$2,124–$2,596

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 84409
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,090	$1,160	$1,460	$1,960	$2,360
FY 2026	$1,110	$1,170	$1,480	$1,980	$2,400
FY 2025	$1,050	$1,120	$1,390	$1,860	$2,260
FY 2024	$910	$990	$1,210	$1,640	$2,000
FY 2023	$850	$920	$1,130	$1,550	$1,880

Two-bedroom rent in nearby Weber County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 84409
84315	$1,750	+19.9%
84317	$1,500	+2.7%
84401	$1,600	+9.6%
84402	$1,460	0.0%
84403	$1,460	0.0%
84404	$1,460	0.0%
84405	$1,480	+1.4%
84408	$1,460	0.0%
84409Current	$1,460	—
84412	$1,460	0.0%
84414	$1,630	+11.6%
84415	$1,460	0.0%

Questions about ZIP 84409 rents

How much will Section 8 pay for a two-bedroom in ZIP 84409?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,591, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,432 to $1,750 a month; under the ZIP-level Small Area FMR of $1,460 it would be $1,314 to $1,606. 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 84409 in?

ZIP 84409 is in the Ogden, UT MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,591.

How much did fair market rent change in ZIP 84409 for FY 2027?

The two-bedroom FMR fell 1.4%, from $1,480 in FY 2026 to $1,460 in FY 2027. Since FY 2023 it has risen 29.2%.

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 rent Ogden, UT fair market rent UT statewide rents What is SAFMR?Data sources