Douglas County/La Vista/68128

68128

ZIPSAFMR

Douglas County, NE

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ZIP Investment Score

114Above average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,260	$1,100	9.5%
1 BR	$1,310	$1,390	7.7%
2 BR	$1,560	$1,540	7.4%
3 BR	$2,070	$2,040	7.2%
4 BR	$2,340	$2,480	7.8%
5 BR	$2,691	Not available	7.8%
6 BR	$3,095	Not available	7.8%
7 BR	$3,559	Not available	7.8%
8 BR	$4,093	Not available	7.8%

Purchase Price Calculator

Maximum purchase price

$166,927

Cost breakdown

+Likely effective rent$1,540

HUD FMR$1,560

Market rentUsed$1,540

Est. payment standard (99%)$1,550

-Principal and interest-$844

Loan amount$133,542

Down payment$33,385

Rate6.50%

Term30 years

-Operating costs-$496

Property taxes-$167

Insurance-$175

Utilities$0

HOA$0

Management-$154

=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

+$24,820(74.3% ROI)

Projected value

$179,762

Return breakdown

Property appreciation+$12,835

Loan principal paid down+$4,784

Rental cash flow+$7,200

5-year hold

+$42,468(127.2% ROI)

Projected value

$188,862

Return breakdown

Property appreciation+$21,936

Loan principal paid down+$8,532

Rental cash flow+$12,000

10-year hold

+$91,084(272.8% ROI)

Projected value

$213,681

Return breakdown

Property appreciation+$46,754

Loan principal paid down+$20,330

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.15ratio

FMR$1,260

Market$1,100

vs market+$160

FMR is above market; underwrite to market rent.

1.15

1 BR

0.91ratio

FMR$1,310

Market$1,440

vs market-$130

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

0.91

2 BR

1.01ratio

FMR$1,560

Market$1,540

vs market+$20

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

1.01

3 BR

1.01ratio

FMR$2,070

Market$2,040

vs market+$30

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

1.01

4 BR

0.92ratio

FMR$2,340

Market$2,550

vs market-$210

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

0.92

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 68128 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 68128 (La Vista, NE) is $1,560 a month. That is up 6.1% from $1,470 in FY 2026. La Vista is in the Omaha-Council Bluffs, NE-IA HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 49 ZIP codes in Douglas County, 68128 has the 18th-highest two-bedroom rent (county range $1,180–$2,180). The median county two-bedroom FMR in Nebraska is $1,014, so ZIP 68128 is 54% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 68128
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,170	$1,260	+7.7%	$1,134–$1,386
1BR	$1,230	$1,310	+6.5%	$1,179–$1,441
2BR	$1,470	$1,560	+6.1%	$1,404–$1,716
3BR	$1,950	$2,070	+6.2%	$1,863–$2,277
4BR	$2,200	$2,340	+6.4%	$2,106–$2,574

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 68128
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,260	$1,310	$1,560	$2,070	$2,340
FY 2026	$1,170	$1,230	$1,470	$1,950	$2,200
FY 2025	$1,060	$1,130	$1,350	$1,790	$2,000
FY 2024	$960	$1,050	$1,260	$1,680	$1,870
FY 2023	$870	$960	$1,170	$1,570	$1,740

Two-bedroom rent in nearby Douglas County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 68128
68118	$2,180	+39.7%
68122	$1,600	+2.6%
68124	$1,510	−3.2%
68127	$1,440	−7.7%
68128Current	$1,560	—
68130	$1,920	+23.1%
68131	$1,400	−10.3%
68132	$1,240	−20.5%
68134	$1,430	−8.3%
68135	$2,180	+39.7%
68136	$2,050	+31.4%
68137	$1,730	+10.9%

Questions about ZIP 68128 rents

How much will Section 8 pay for a two-bedroom in ZIP 68128?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,560, that basic range is $1,404 to $1,716 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 68128 in?

ZIP 68128 is in the Omaha-Council Bluffs, NE-IA 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 68128 for FY 2027?

The two-bedroom FMR rose 6.1%, from $1,470 in FY 2026 to $1,560 in FY 2027. Since FY 2023 it has risen 33.3%.

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 La Vista, NE fair market rent NE statewide rents What is SAFMR?Data sources