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Clay County/Pollard/72456

72456

ZIPSAFMR
Clay County, AR
Zillow

ZIP Investment Score

109Above average

095130300
BRFMR
Eff. Rent
0 BR$710$710
1 BR$730$730
2 BR$950$950
3 BR$1,260$1,260
4 BR$1,310$1,310
5 BR$1,506Not available
6 BR$1,732Not available
7 BR$1,992Not available
8 BR$2,291Not available

Purchase Price Calculator

Maximum purchase price
$79,253

Cost breakdown

+Likely effective rent$950
HUD FMRUsed$950
Market rentN/A
Est. payment standardN/A
-Principal and interest-$401
Loan amount$63,402
Down payment$15,851
Rate6.50%
Term30 years
-Operating costs-$349
Property taxes-$79
Insurance-$175
Utilities$0
HOA$0
Management-$95
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$15,565(98.2% ROI)
Projected value
$85,347
Return breakdown
Property appreciation+$6,094
Loan principal paid down+$2,272
Rental cash flow+$7,200
5-year hold
+$26,465(167.0% ROI)
Projected value
$89,668
Return breakdown
Property appreciation+$10,415
Loan principal paid down+$4,051
Rental cash flow+$12,000
10-year hold
+$55,850(352.4% ROI)
Projected value
$101,451
Return breakdown
Property appreciation+$22,198
Loan principal paid down+$9,652
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
--
Mortgage rate
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ZIP 72456 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 72456 (Pollard, AR) is $950 a month. That is up 4.4% from $910 in FY 2026. Pollard is in the Clay County, AR 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 $909. Among 11 ZIP codes in Clay County, 72456 has the 3rd-highest two-bedroom rent (county range $910–$970). The median county two-bedroom FMR in Arkansas is $909, so ZIP 72456 is 5% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 72456
BedroomsFY 2027Change90–110% range
Studio$710+4.4%$639–$781
1BR$730+4.3%$657–$803
2BR$950+4.4%$855–$1,045
3BR$1,260+2.4%$1,134–$1,386
4BR$1,310+3.1%$1,179–$1,441

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 72456
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$710$730$950$1,260$1,310
FY 2026$680$700$910$1,230$1,270
FY 2025$690$690$910$1,220$1,280
FY 2024area FMR$615$620$814$1,050$1,301
FY 2023area FMR$543$547$720$917$1,154

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

Two-bedroom rent in nearby Clay County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 72456
72422$910−4.2%
72424$910−4.2%
72430$940−1.1%
72435$920−3.2%
72441$910−4.2%
72453$910−4.2%
72454$970+2.1%
72456Current$950—
72461$910−4.2%
72464$970+2.1%
72470$930−2.1%

Questions about ZIP 72456 rents

How much will Section 8 pay for a two-bedroom in ZIP 72456?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $909, which applies unless the housing authority uses Small Area FMRs, that basic range is $818 to $1,000 a month; under the ZIP-level Small Area FMR of $950 it would be $855 to $1,045. 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 72456 in?

ZIP 72456 is in the Clay County, AR non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $909.

How much did fair market rent change in ZIP 72456 for FY 2027?

The two-bedroom FMR rose 4.4%, from $910 in FY 2026 to $950 in FY 2027. Since FY 2025 it has risen 4.4%.

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 rentPollard, AR fair market rentAR statewide rentsWhat is SAFMR?Data sources