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Douglas County/Yoncalla/97499

97499

ZIPSAFMR
Douglas County, OR
Zillow

ZIP Investment Score

95Above average

095130300
BRFMR
Eff. Rent
0 BR$1,070$1,070
1 BR$1,170$1,170
2 BR$1,530$1,530
3 BR$2,120$2,120
4 BR$2,560$2,560
5 BR$2,944Not available
6 BR$3,386Not available
7 BR$3,893Not available
8 BR$4,477Not available

Purchase Price Calculator

Maximum purchase price
$165,441

Cost breakdown

+Likely effective rent$1,530
HUD FMRUsed$1,530
Market rentN/A
Est. payment standardN/A
-Principal and interest-$837
Loan amount$132,353
Down payment$33,088
Rate6.50%
Term30 years
-Operating costs-$493
Property taxes-$165
Insurance-$175
Utilities$0
HOA$0
Management-$153
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$24,663(74.5% ROI)
Projected value
$178,162
Return breakdown
Property appreciation+$12,721
Loan principal paid down+$4,742
Rental cash flow+$7,200
5-year hold
+$42,196(127.5% ROI)
Projected value
$187,181
Return breakdown
Property appreciation+$21,740
Loan principal paid down+$8,456
Rental cash flow+$12,000
10-year hold
+$90,487(273.5% ROI)
Projected value
$211,778
Return breakdown
Property appreciation+$46,337
Loan principal paid down+$20,149
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
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Mortgage rate
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ZIP 97499 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 97499 (Yoncalla, OR) is $1,530 a month. That is up 4.1% from $1,470 in FY 2026. Yoncalla 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, 97499 has the 2nd-highest two-bedroom rent (county range $1,150–$1,570). The median county two-bedroom FMR in Oregon is $1,325, so ZIP 97499 is 16% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 97499
BedroomsFY 2027Change90–110% range
Studio$1,070+5.9%$963–$1,177
1BR$1,170+4.5%$1,053–$1,287
2BR$1,530+4.1%$1,377–$1,683
3BR$2,120+3.9%$1,908–$2,332
4BR$2,560+3.6%$2,304–$2,816

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 97499
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,070$1,170$1,530$2,120$2,560
FY 2026$1,010$1,120$1,470$2,040$2,470
FY 2025$860$960$1,260$1,760$2,120
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 code2 bedroomvs. 97499
97470$1,200−21.6%
97471$1,360−11.1%
97473$1,150−24.8%
97479$1,570+2.6%
97481$1,300−15.0%
97484$1,210−20.9%
97486$1,290−15.7%
97493$1,520−0.7%
97494$1,220−20.3%
97495$1,210−20.9%
97496$1,180−22.9%
97499Current$1,530—

Questions about ZIP 97499 rents

How much will Section 8 pay for a two-bedroom in ZIP 97499?

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 $1,530 it would be $1,377 to $1,683. 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 97499 in?

ZIP 97499 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 97499 for FY 2027?

The two-bedroom FMR rose 4.1%, from $1,470 in FY 2026 to $1,530 in FY 2027. Since FY 2025 it has risen 21.4%.

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 rentYoncalla, OR fair market rentOR statewide rentsWhat is SAFMR?Data sources