97409

ZIPSAFMR

Lane County, OR

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,160	$1,280	6.9%
1 BR	$1,180	$1,300	3.3%
2 BR	$1,550	$1,710	3.5%
3 BR	$2,150	$2,160	3.0%
4 BR	$2,590	$2,410	2.9%
5 BR	$2,978	Not available	2.9%
6 BR	$3,425	Not available	2.9%
7 BR	$3,939	Not available	2.9%
8 BR	$4,530	Not available	2.9%

Purchase Price Calculator

Maximum purchase price

$192,189

Cost breakdown

+Likely effective rent$1,710

HUD FMR$1,550

Market rent$2,000

Est. payment standard (110%)Used$1,710

-Principal and interest-$972

Loan amount$153,751

Down payment$38,438

Rate6.50%

Term30 years

-Operating costs-$538

Property taxes-$192

Insurance-$175

Utilities$0

HOA$0

Management-$171

=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

+$27,486(71.5% ROI)

Projected value

$206,966

Return breakdown

Property appreciation+$14,778

Loan principal paid down+$5,509

Rental cash flow+$7,200

5-year hold

+$47,078(122.5% ROI)

Projected value

$217,444

Return breakdown

Property appreciation+$25,255

Loan principal paid down+$9,823

Rental cash flow+$12,000

10-year hold

+$101,236(263.4% ROI)

Projected value

$246,018

Return breakdown

Property appreciation+$53,829

Loan principal paid down+$23,407

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.59ratio

FMR$1,160

Market$1,980

vs market-$820

FMR is below market; voucher rent may lag private rents.

0.59

1 BR

0.60ratio

FMR$1,180

Market$1,980

vs market-$800

FMR is below market; voucher rent may lag private rents.

0.60

2 BR

0.78ratio

FMR$1,550

Market$2,000

vs market-$450

FMR is below market; voucher rent may lag private rents.

0.78

3 BR

1.00ratio

FMR$2,150

Market$2,160

vs market-$10

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

1.00

4 BR

1.07ratio

FMR$2,590

Market$2,410

vs market+$180

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

1.07

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 97409 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 97409 (Alvadore, OR) is $1,550 a month. That is down 8.3% from $1,690 in FY 2026. Alvadore is in the Eugene-Springfield, OR 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 $1,546. Among 42 ZIP codes in Lane County, 97409 is tied for the 20th-highest two-bedroom rent (county range $1,520–$2,320). The median county two-bedroom FMR in Oregon is $1,325, so ZIP 97409 is 17% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 97409
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,220	$1,160	−4.9%	$1,044–$1,276
1BR	$1,290	$1,180	−8.5%	$1,062–$1,298
2BR	$1,690	$1,550	−8.3%	$1,395–$1,705
3BR	$2,350	$2,150	−8.5%	$1,935–$2,365
4BR	$2,840	$2,590	−8.8%	$2,331–$2,849

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 97409
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,160	$1,180	$1,550	$2,150	$2,590
FY 2026	$1,220	$1,290	$1,690	$2,350	$2,840
FY 2025	$1,060	$1,140	$1,500	$2,100	$2,520
FY 2024	$950	$1,070	$1,400	$1,970	$2,380
FY 2023	$900	$1,030	$1,350	$1,920	$2,300

Two-bedroom rent in nearby Lane County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 97409
97401	$1,650	+6.5%
97402	$1,570	+1.3%
97403	$1,630	+5.2%
97404	$1,730	+11.6%
97405	$1,640	+5.8%
97408	$1,980	+27.7%
97409Current	$1,550	—
97412	$1,520	−1.9%
97413	$1,550	0.0%
97419	$1,520	−1.9%
97424	$1,520	−1.9%
97426	$1,530	−1.3%

Questions about ZIP 97409 rents

How much will Section 8 pay for a two-bedroom in ZIP 97409?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,546, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,391 to $1,701 a month; under the ZIP-level Small Area FMR of $1,550 it would be $1,395 to $1,705. 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 97409 in?

ZIP 97409 is in the Eugene-Springfield, OR MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,546.

How much did fair market rent change in ZIP 97409 for FY 2027?

The two-bedroom FMR fell 8.3%, from $1,690 in FY 2026 to $1,550 in FY 2027. Since FY 2023 it has risen 14.8%.

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 rent Alvadore, OR fair market rent OR statewide rents What is SAFMR?Data sources