85191

ZIPSAFMR

Pinal County, AZ

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,110	$1,050	-7.0%
1 BR	$1,190	$1,200	-7.8%
2 BR	$1,380	$1,410	-8.1%
3 BR	$1,870	$1,660	-8.1%
4 BR	$2,120	$1,730	-8.2%
5 BR	$2,438	Not available	-8.2%
6 BR	$2,804	Not available	-8.2%
7 BR	$3,224	Not available	-8.2%
8 BR	$3,708	Not available	-8.2%

Purchase Price Calculator

Maximum purchase price

$147,609

Cost breakdown

+Likely effective rent$1,410

HUD FMR$1,380

Market rent$1,430

Est. payment standard (102%)Used$1,410

-Principal and interest-$746

Loan amount$118,087

Down payment$29,522

Rate6.50%

Term30 years

-Operating costs-$464

Property taxes-$148

Insurance-$175

Utilities$0

HOA$0

Management-$141

=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

+$22,781(77.2% ROI)

Projected value

$158,959

Return breakdown

Property appreciation+$11,350

Loan principal paid down+$4,231

Rental cash flow+$7,200

5-year hold

+$38,942(131.9% ROI)

Projected value

$167,006

Return breakdown

Property appreciation+$19,397

Loan principal paid down+$7,545

Rental cash flow+$12,000

10-year hold

+$83,320(282.2% ROI)

Projected value

$188,952

Return breakdown

Property appreciation+$41,343

Loan principal paid down+$17,977

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.06ratio

FMR$1,110

Market$1,050

vs market+$60

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

1.06

1 BR

0.99ratio

FMR$1,190

Market$1,200

vs market-$10

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

0.99

2 BR

0.97ratio

FMR$1,380

Market$1,430

vs market-$50

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

0.97

3 BR

1.13ratio

FMR$1,870

Market$1,660

vs market+$210

FMR is above market; underwrite to market rent.

1.13

4 BR

1.23ratio

FMR$2,120

Market$1,730

vs market+$390

FMR is above market; underwrite to market rent.

1.23

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 85191 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 85191 (Valley Farms, AZ) is $1,380 a month. That is down 9.8% from $1,530 in FY 2026. Valley Farms 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, 85191 is tied for the 22nd-highest two-bedroom rent (county range $1,380–$2,280). The median county two-bedroom FMR in Arizona is $1,244, so ZIP 85191 is 11% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 85191
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,190	$1,110	−6.7%	$999–$1,221
1BR	$1,300	$1,190	−8.5%	$1,071–$1,309
2BR	$1,530	$1,380	−9.8%	$1,242–$1,518
3BR	$2,070	$1,870	−9.7%	$1,683–$2,057
4BR	$2,350	$2,120	−9.8%	$1,908–$2,332

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 85191
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,110	$1,190	$1,380	$1,870	$2,120
FY 2026	$1,190	$1,300	$1,530	$2,070	$2,350
FY 2025	$1,320	$1,440	$1,690	$2,290	$2,610
FY 2024	$1,380	$1,520	$1,780	$2,410	$2,740
FY 2023	$1,300	$1,420	$1,680	$2,300	$2,620

Two-bedroom rent in nearby Pinal County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 85191
85141	$1,380	0.0%
85142	$2,280	+65.2%
85143	$2,030	+47.1%
85144	$1,660	+20.3%
85145	$1,650	+19.6%
85147	$1,820	+31.9%
85172	$1,640	+18.8%
85173	$1,380	0.0%
85178	$1,660	+20.3%
85191Current	$1,380	—
85193	$1,380	0.0%
85194	$1,480	+7.2%

Questions about ZIP 85191 rents

How much will Section 8 pay for a two-bedroom in ZIP 85191?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,380, that basic range is $1,242 to $1,518 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 85191 in?

ZIP 85191 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 85191 for FY 2027?

The two-bedroom FMR fell 9.8%, from $1,530 in FY 2026 to $1,380 in FY 2027. Since FY 2023 it has fallen 17.9%.

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