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Mohave County/Bullhead City/86442

86442

ZIPSAFMR
Mohave County, AZ
Zillow

ZIP Investment Score

87Below average

095130300
BRFMR
Eff. Rent
0 BR$950$1,030
1 BR$960$1,060
2 BR$1,230$1,350
3 BR$1,710$1,760
4 BR$1,890$1,890
5 BR$2,174Not available
6 BR$2,500Not available
7 BR$2,874Not available
8 BR$3,306Not available

Purchase Price Calculator

Maximum purchase price
$138,693

Cost breakdown

+Likely effective rent$1,350
HUD FMR$1,230
Market rent$1,610
Est. payment standard (110%)Used$1,350
-Principal and interest-$701
Loan amount$110,954
Down payment$27,739
Rate6.50%
Term30 years
-Operating costs-$449
Property taxes-$139
Insurance-$175
Utilities$0
HOA$0
Management-$135
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$21,839(78.7% ROI)
Projected value
$149,357
Return breakdown
Property appreciation+$10,664
Loan principal paid down+$3,975
Rental cash flow+$7,200
5-year hold
+$37,314(134.5% ROI)
Projected value
$156,918
Return breakdown
Property appreciation+$18,225
Loan principal paid down+$7,089
Rental cash flow+$12,000
10-year hold
+$79,737(287.5% ROI)
Projected value
$177,539
Return breakdown
Property appreciation+$38,846
Loan principal paid down+$16,892
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.88
1 BR
0.73
2 BR
0.76
3 BR
0.96
4 BR
1.00
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 86442 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 86442 (Bullhead City, AZ) is $1,230 a month. That is down 6.1% from $1,310 in FY 2026. Bullhead City is in the Lake Havasu City-Kingman, 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 $1,229. Among 29 ZIP codes in Mohave County, 86442 is tied for the 19th-highest two-bedroom rent (county range $1,230–$1,640). The median county two-bedroom FMR in Arizona is $1,244, so ZIP 86442 is 1% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 86442
BedroomsFY 2027Change90–110% range
Studio$950−5.9%$855–$1,045
1BR$960−5.9%$864–$1,056
2BR$1,230−6.1%$1,107–$1,353
3BR$1,710−6.0%$1,539–$1,881
4BR$1,890−6.0%$1,701–$2,079

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 86442
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$950$960$1,230$1,710$1,890
FY 2026$1,010$1,020$1,310$1,820$2,010
FY 2025$990$990$1,280$1,780$1,970
FY 2024$810$880$1,140$1,570$1,740
FY 2023$690$800$1,020$1,420$1,590

Two-bedroom rent in nearby Mohave County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 86442
86433$1,2300.0%
86436$1,320+7.3%
86437$1,2300.0%
86438$1,400+13.8%
86439$1,240+0.8%
86440$1,270+3.3%
86441$1,240+0.8%
86442Current$1,230—
86443$1,240+0.8%
86444$1,2300.0%
86445$1,240+0.8%
86446$1,240+0.8%

Questions about ZIP 86442 rents

How much will Section 8 pay for a two-bedroom in ZIP 86442?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,229, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,106 to $1,352 a month; under the ZIP-level Small Area FMR of $1,230 it would be $1,107 to $1,353. 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 86442 in?

ZIP 86442 is in the Lake Havasu City-Kingman, AZ MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,229.

How much did fair market rent change in ZIP 86442 for FY 2027?

The two-bedroom FMR fell 6.1%, from $1,310 in FY 2026 to $1,230 in FY 2027. Since FY 2023 it has risen 20.6%.

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