84016

ZIPSAFMR

Davis County, UT

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,270	$1,080	4.6%
1 BR	$1,340	$1,320	3.5%
2 BR	$1,710	$1,590	5.2%
3 BR	$2,290	$2,000	4.8%
4 BR	$2,740	$2,600	4.1%
5 BR	$3,151	Not available	4.1%
6 BR	$3,624	Not available	4.1%
7 BR	$4,167	Not available	4.1%
8 BR	$4,792	Not available	4.1%

Purchase Price Calculator

Maximum purchase price

$174,357

Cost breakdown

+Likely effective rent$1,590

HUD FMR$1,710

Market rentUsed$1,590

Est. payment standard (95%)$1,630

-Principal and interest-$882

Loan amount$139,485

Down payment$34,871

Rate6.50%

Term30 years

-Operating costs-$508

Property taxes-$174

Insurance-$175

Utilities$0

HOA$0

Management-$159

=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

+$25,604(73.4% ROI)

Projected value

$187,763

Return breakdown

Property appreciation+$13,406

Loan principal paid down+$4,997

Rental cash flow+$7,200

5-year hold

+$43,824(125.7% ROI)

Projected value

$197,269

Return breakdown

Property appreciation+$22,912

Loan principal paid down+$8,912

Rental cash flow+$12,000

10-year hold

+$94,070(269.8% ROI)

Projected value

$223,192

Return breakdown

Property appreciation+$48,835

Loan principal paid down+$21,235

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.18ratio

FMR$1,270

Market$1,080

vs market+$190

FMR is above market; underwrite to market rent.

1.18

1 BR

1.02ratio

FMR$1,340

Market$1,320

vs market+$20

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

1.02

2 BR

1.08ratio

FMR$1,710

Market$1,590

vs market+$120

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

1.08

3 BR

1.15ratio

FMR$2,290

Market$2,000

vs market+$290

FMR is above market; underwrite to market rent.

1.15

4 BR

1.05ratio

FMR$2,740

Market$2,600

vs market+$140

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

1.05

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 84016 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 84016 (Clearfield, UT) is $1,710 a month. That is down 1.7% from $1,740 in FY 2026. Clearfield is in the Ogden, UT 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 $1,591. Among 17 ZIP codes in Davis County, 84016 is tied for the 10th-highest two-bedroom rent (county range $1,480–$2,280). The median county two-bedroom FMR in Utah is $1,158, so ZIP 84016 is 48% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 84016
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,300	$1,270	−2.3%	$1,143–$1,397
1BR	$1,380	$1,340	−2.9%	$1,206–$1,474
2BR	$1,740	$1,710	−1.7%	$1,539–$1,881
3BR	$2,330	$2,290	−1.7%	$2,061–$2,519
4BR	$2,820	$2,740	−2.8%	$2,466–$3,014

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 84016
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,270	$1,340	$1,710	$2,290	$2,740
FY 2026	$1,300	$1,380	$1,740	$2,330	$2,820
FY 2025	$1,260	$1,340	$1,660	$2,230	$2,700
FY 2024	$1,110	$1,210	$1,470	$1,990	$2,430
FY 2023	$1,040	$1,130	$1,380	$1,900	$2,300

Two-bedroom rent in nearby Davis County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 84016
84010	$1,640	−4.1%
84011	$1,710	0.0%
84014	$1,820	+6.4%
84015	$1,630	−4.7%
84016Current	$1,710	—
84025	$1,780	+4.1%
84037	$1,730	+1.2%
84040	$2,000	+17.0%
84041	$1,560	−8.8%
84054	$1,800	+5.3%
84056	$1,890	+10.5%
84075	$2,280	+33.3%

Questions about ZIP 84016 rents

How much will Section 8 pay for a two-bedroom in ZIP 84016?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,591, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,432 to $1,750 a month; under the ZIP-level Small Area FMR of $1,710 it would be $1,539 to $1,881. 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 84016 in?

ZIP 84016 is in the Ogden, UT MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,591.

How much did fair market rent change in ZIP 84016 for FY 2027?

The two-bedroom FMR fell 1.7%, from $1,740 in FY 2026 to $1,710 in FY 2027. Since FY 2023 it has risen 23.9%.

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 Clearfield, UT fair market rent UT statewide rents What is SAFMR?Data sources