Pinal County/San Tan Valley/85140

85140

ZIPSAFMR

Pinal County, AZ

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ZIP Investment Score

83Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,680	$1,850	-1.7%
1 BR	$1,810	$1,930	-2.3%
2 BR	$2,100	$2,050	-2.7%
3 BR	$2,770	$2,190	-3.6%
4 BR	$3,070	$2,580	-4.4%
5 BR	$3,530	Not available	-4.4%
6 BR	$4,060	Not available	-4.4%
7 BR	$4,669	Not available	-4.4%
8 BR	$5,369	Not available	-4.4%

Purchase Price Calculator

Maximum purchase price

$242,713

Cost breakdown

+Likely effective rent$2,050

HUD FMR$2,100

Market rentUsed$2,050

Est. payment standard (98%)$2,070

-Principal and interest-$1,227

Loan amount$194,170

Down payment$48,543

Rate6.50%

Term30 years

-Operating costs-$623

Property taxes-$243

Insurance-$175

Utilities$0

HOA$0

Management-$205

=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

+$32,819(67.6% ROI)

Projected value

$261,375

Return breakdown

Property appreciation+$18,662

Loan principal paid down+$6,957

Rental cash flow+$7,200

5-year hold

+$56,300(116.0% ROI)

Projected value

$274,607

Return breakdown

Property appreciation+$31,894

Loan principal paid down+$12,406

Rental cash flow+$12,000

10-year hold

+$121,540(250.4% ROI)

Projected value

$310,693

Return breakdown

Property appreciation+$67,980

Loan principal paid down+$29,560

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.80ratio

FMR$1,680

Market$2,090

vs market-$410

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

0.80

1 BR

0.91ratio

FMR$1,810

Market$2,000

vs market-$190

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

0.91

2 BR

1.02ratio

FMR$2,100

Market$2,050

vs market+$50

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

1.02

3 BR

1.26ratio

FMR$2,770

Market$2,190

vs market+$580

FMR is above market; underwrite to market rent.

1.26

4 BR

1.19ratio

FMR$3,070

Market$2,580

vs market+$490

FMR is above market; underwrite to market rent.

1.19

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 85140 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 85140 (San Tan Valley, AZ) is $2,100 a month. That is down 6.7% from $2,250 in FY 2026. San Tan Valley is in the Phoenix-Mesa-Chandler, AZ MSA, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 31 ZIP codes in Pinal County, 85140 is tied for the 2nd-highest two-bedroom rent (county range $1,380–$2,280). The median county two-bedroom FMR in Arizona is $1,244, so ZIP 85140 is 69% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 85140
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,780	$1,680	−5.6%	$1,512–$1,848
1BR	$1,940	$1,810	−6.7%	$1,629–$1,991
2BR	$2,250	$2,100	−6.7%	$1,890–$2,310
3BR	$3,000	$2,770	−7.7%	$2,493–$3,047
4BR	$3,330	$3,070	−7.8%	$2,763–$3,377

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 85140
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,680	$1,810	$2,100	$2,770	$3,070
FY 2026	$1,780	$1,940	$2,250	$3,000	$3,330
FY 2025	$1,880	$2,060	$2,390	$3,220	$3,600
FY 2024	$1,770	$1,940	$2,280	$3,090	$3,510
FY 2023	$1,570	$1,710	$2,030	$2,780	$3,170

Two-bedroom rent in nearby Pinal County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 85140
85131	$1,380	−34.3%
85132	$1,560	−25.7%
85137	$1,420	−32.4%
85138	$2,100	0.0%
85139	$1,710	−18.6%
85140Current	$2,100	—
85141	$1,380	−34.3%
85142	$2,280	+8.6%
85143	$2,030	−3.3%
85144	$1,660	−21.0%
85145	$1,650	−21.4%
85147	$1,820	−13.3%

Questions about ZIP 85140 rents

How much will Section 8 pay for a two-bedroom in ZIP 85140?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,100, that basic range is $1,890 to $2,310 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 85140 in?

ZIP 85140 is in the Phoenix-Mesa-Chandler, AZ MSA. 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 85140 for FY 2027?

The two-bedroom FMR fell 6.7%, from $2,250 in FY 2026 to $2,100 in FY 2027. Since FY 2023 it has risen 3.4%.

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 rent San Tan Valley, AZ fair market rent AZ statewide rents What is SAFMR?Data sources