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Coconino County/Flagstaff/86004

86004

ZIPSAFMR
Coconino County, AZ
Zillow

ZIP Investment Score

48Below average

095130300
BRFMR
Eff. Rent
0 BR$1,550$1,550
1 BR$1,710$1,710
2 BR$1,860$1,860
3 BR$2,310$2,310
4 BR$2,480$2,480
5 BR$2,852Not available
6 BR$3,280Not available
7 BR$3,772Not available
8 BR$4,338Not available

Purchase Price Calculator

Maximum purchase price
$214,479

Cost breakdown

+Likely effective rent$1,860
HUD FMRUsed$1,860
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,085
Loan amount$171,583
Down payment$42,896
Rate6.50%
Term30 years
-Operating costs-$575
Property taxes-$214
Insurance-$175
Utilities$0
HOA$0
Management-$186
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$29,839(69.6% ROI)
Projected value
$230,970
Return breakdown
Property appreciation+$16,491
Loan principal paid down+$6,147
Rental cash flow+$7,200
5-year hold
+$51,147(119.2% ROI)
Projected value
$242,663
Return breakdown
Property appreciation+$28,184
Loan principal paid down+$10,962
Rental cash flow+$12,000
10-year hold
+$110,194(256.9% ROI)
Projected value
$274,551
Return breakdown
Property appreciation+$60,072
Loan principal paid down+$26,122
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
--
Tax rate
--
Mortgage rate
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ZIP 86004 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 86004 (Flagstaff, AZ) is $1,860 a month. That is down 9.7% from $2,060 in FY 2026. Flagstaff is in the Flagstaff, AZ 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 $1,729. Among 27 ZIP codes in Coconino County, 86004 has the 6th-highest two-bedroom rent (county range $1,730–$1,950). The median county two-bedroom FMR in Arizona is $1,244, so ZIP 86004 is 50% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 86004
BedroomsFY 2027Change90–110% range
Studio$1,550−9.4%$1,395–$1,705
1BR$1,710−7.6%$1,539–$1,881
2BR$1,860−9.7%$1,674–$2,046
3BR$2,310−8.0%$2,079–$2,541
4BR$2,480−9.8%$2,232–$2,728

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 86004
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,550$1,710$1,860$2,310$2,480
FY 2026$1,710$1,850$2,060$2,510$2,750
FY 2025$1,650$1,810$2,050$2,510$2,810
FY 2024$1,520$1,610$1,950$2,360$2,760
FY 2023$1,280$1,360$1,680$2,050$2,480

Two-bedroom rent in nearby Coconino County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 86004
86001$1,950+4.8%
86002$1,730−7.0%
86003$1,820−2.2%
86004Current$1,860—
86005$1,750−5.9%
86011$1,950+4.8%
86015$1,920+3.2%
86016$1,730−7.0%
86017$1,730−7.0%
86018$1,880+1.1%
86020$1,730−7.0%
86022$1,730−7.0%

Questions about ZIP 86004 rents

How much will Section 8 pay for a two-bedroom in ZIP 86004?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,729, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,556 to $1,902 a month; under the ZIP-level Small Area FMR of $1,860 it would be $1,674 to $2,046. 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 86004 in?

ZIP 86004 is in the Flagstaff, AZ MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,729.

How much did fair market rent change in ZIP 86004 for FY 2027?

The two-bedroom FMR fell 9.7%, from $2,060 in FY 2026 to $1,860 in FY 2027. Since FY 2023 it has risen 10.7%.

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 rentFlagstaff, AZ fair market rentAZ statewide rentsWhat is SAFMR?Data sources