85709

ZIPSAFMR

Pima County, AZ

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$980	$880	2.5%
1 BR	$1,100	$980	2.5%
2 BR	$1,410	$1,360	1.7%
3 BR	$1,950	$1,760	1.0%
4 BR	$2,220	$2,010	0.2%
5 BR	$2,553	Not available	0.1%
6 BR	$2,936	Not available	0.1%
7 BR	$3,376	Not available	0.1%
8 BR	$3,883	Not available	0.2%

Purchase Price Calculator

Maximum purchase price

$140,179

Cost breakdown

+Likely effective rent$1,360

HUD FMR$1,410

Market rentUsed$1,360

Est. payment standard (98%)$1,380

-Principal and interest-$709

Loan amount$112,143

Down payment$28,036

Rate6.50%

Term30 years

-Operating costs-$451

Property taxes-$140

Insurance-$175

Utilities$0

HOA$0

Management-$136

=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

+$21,996(78.5% ROI)

Projected value

$150,957

Return breakdown

Property appreciation+$10,778

Loan principal paid down+$4,018

Rental cash flow+$7,200

5-year hold

+$37,586(134.1% ROI)

Projected value

$158,600

Return breakdown

Property appreciation+$18,421

Loan principal paid down+$7,165

Rental cash flow+$12,000

10-year hold

+$80,334(286.5% ROI)

Projected value

$179,441

Return breakdown

Property appreciation+$39,262

Loan principal paid down+$17,073

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.11ratio

FMR$980

Market$880

vs market+$100

FMR is above market; underwrite to market rent.

1.11

1 BR

1.12ratio

FMR$1,100

Market$980

vs market+$120

FMR is above market; underwrite to market rent.

1.12

2 BR

1.04ratio

FMR$1,410

Market$1,360

vs market+$50

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

1.04

3 BR

1.11ratio

FMR$1,950

Market$1,760

vs market+$190

FMR is above market; underwrite to market rent.

1.11

4 BR

1.10ratio

FMR$2,220

Market$2,010

vs market+$210

FMR is above market; underwrite to market rent.

1.10

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 85709 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 85709 (Tucson, AZ) is $1,410 a month. That is up 0.7% from $1,400 in FY 2026. Tucson is in the Tucson, AZ MSA, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 66 ZIP codes in Pima County, 85709 is tied for the 31st-highest two-bedroom rent (county range $1,100–$2,110). The median county two-bedroom FMR in Arizona is $1,244, so ZIP 85709 is 13% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 85709
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$970	$980	+1.0%	$882–$1,078
1BR	$1,080	$1,100	+1.9%	$990–$1,210
2BR	$1,400	$1,410	+0.7%	$1,269–$1,551
3BR	$1,950	$1,950	0.0%	$1,755–$2,145
4BR	$2,240	$2,220	−0.9%	$1,998–$2,442

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 85709
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$980	$1,100	$1,410	$1,950	$2,220
FY 2026	$970	$1,080	$1,400	$1,950	$2,240
FY 2025	$940	$1,050	$1,370	$1,920	$2,230
FY 2024	$910	$1,020	$1,340	$1,890	$2,210
FY 2023	$790	$900	$1,180	$1,680	$1,960

Two-bedroom rent in nearby Pima County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 85709
85703	$1,410	0.0%
85704	$1,700	+20.6%
85705	$1,210	−14.2%
85706	$1,230	−12.8%
85707	$1,460	+3.5%
85708	$1,880	+33.3%
85709Current	$1,410	—
85710	$1,430	+1.4%
85711	$1,280	−9.2%
85712	$1,290	−8.5%
85713	$1,290	−8.5%
85714	$1,100	−22.0%

Questions about ZIP 85709 rents

How much will Section 8 pay for a two-bedroom in ZIP 85709?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,410, that basic range is $1,269 to $1,551 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 85709 in?

ZIP 85709 is in the Tucson, 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 85709 for FY 2027?

The two-bedroom FMR rose 0.7%, from $1,400 in FY 2026 to $1,410 in FY 2027. Since FY 2023 it has risen 19.5%.

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