Douglas County/Myrtle Creek/97457

97457

ZIPSAFMR

Douglas County, OR

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ZIP Investment Score

79Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$800	$880	2.2%
1 BR	$880	$970	1.3%
2 BR	$1,150	$1,270	1.0%
3 BR	$1,600	$1,610	0.3%
4 BR	$1,920	$1,630	0.7%
5 BR	$2,208	Not available	0.7%
6 BR	$2,539	Not available	0.7%
7 BR	$2,920	Not available	0.6%
8 BR	$3,358	Not available	0.7%

Purchase Price Calculator

Maximum purchase price

$126,805

Cost breakdown

+Likely effective rent$1,270

HUD FMR$1,150

Market rent$1,450

Est. payment standard (110%)Used$1,270

-Principal and interest-$641

Loan amount$101,444

Down payment$25,361

Rate6.50%

Term30 years

-Operating costs-$429

Property taxes-$127

Insurance-$175

Utilities$0

HOA$0

Management-$127

=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

+$20,585(81.2% ROI)

Projected value

$136,555

Return breakdown

Property appreciation+$9,750

Loan principal paid down+$3,634

Rental cash flow+$7,200

5-year hold

+$35,144(138.6% ROI)

Projected value

$143,468

Return breakdown

Property appreciation+$16,663

Loan principal paid down+$6,481

Rental cash flow+$12,000

10-year hold

+$74,960(295.6% ROI)

Projected value

$162,321

Return breakdown

Property appreciation+$35,516

Loan principal paid down+$15,444

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.75ratio

FMR$800

Market$1,070

vs market-$270

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

0.75

1 BR

0.80ratio

FMR$880

Market$1,100

vs market-$220

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

0.80

2 BR

0.79ratio

FMR$1,150

Market$1,450

vs market-$300

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

0.79

3 BR

0.99ratio

FMR$1,600

Market$1,610

vs market-$10

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

0.99

4 BR

1.18ratio

FMR$1,920

Market$1,630

vs market+$290

FMR is above market; underwrite to market rent.

1.18

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 97457 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 97457 (Myrtle Creek, OR) is $1,150 a month. That is down 5.0% from $1,210 in FY 2026. Myrtle Creek is in the Douglas County, OR non-metropolitan FMR area. 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 county-wide two-bedroom FMR of $1,212. Among 30 ZIP codes in Douglas County, 97457 is tied for the 21st-highest two-bedroom rent (county range $1,150–$1,570). The median county two-bedroom FMR in Oregon is $1,325, so ZIP 97457 is 13% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 97457
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$830	$800	−3.6%	$720–$880
1BR	$920	$880	−4.3%	$792–$968
2BR	$1,210	$1,150	−5.0%	$1,035–$1,265
3BR	$1,680	$1,600	−4.8%	$1,440–$1,760
4BR	$2,030	$1,920	−5.4%	$1,728–$2,112

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 97457
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$800	$880	$1,150	$1,600	$1,920
FY 2026	$830	$920	$1,210	$1,680	$2,030
FY 2025	$770	$860	$1,130	$1,580	$1,900
FY 2024area FMR	$749	$847	$1,116	$1,585	$1,883
FY 2023area FMR	$828	$941	$1,239	$1,761	$2,092

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Douglas County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 97457
97441	$1,150	0.0%
97442	$1,150	0.0%
97443	$1,150	0.0%
97447	$1,150	0.0%
97457Current	$1,150	—
97459	$1,190	+3.5%
97462	$1,250	+8.7%
97467	$1,150	0.0%
97469	$1,150	0.0%
97470	$1,200	+4.3%
97471	$1,360	+18.3%
97473	$1,150	0.0%

Questions about ZIP 97457 rents

How much will Section 8 pay for a two-bedroom in ZIP 97457?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,212, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,091 to $1,333 a month; under the ZIP-level Small Area FMR of $1,150 it would be $1,035 to $1,265. 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 97457 in?

ZIP 97457 is in the Douglas County, OR non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,212.

How much did fair market rent change in ZIP 97457 for FY 2027?

The two-bedroom FMR fell 5.0%, from $1,210 in FY 2026 to $1,150 in FY 2027. Since FY 2025 it has risen 1.8%.

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