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San Juan County/Waterflow/87421

87421

ZIPSAFMR
San Juan County, NM
Zillow

ZIP Investment Score

79Below average

095130300
BRFMR
Eff. Rent
0 BR$900$900
1 BR$900$900
2 BR$1,180$1,180
3 BR$1,630$1,630
4 BR$1,760$1,760
5 BR$2,024Not available
6 BR$2,328Not available
7 BR$2,677Not available
8 BR$3,078Not available

Purchase Price Calculator

Maximum purchase price
$113,431

Cost breakdown

+Likely effective rent$1,180
HUD FMRUsed$1,180
Market rentN/A
Est. payment standardN/A
-Principal and interest-$574
Loan amount$90,745
Down payment$22,686
Rate6.50%
Term30 years
-Operating costs-$406
Property taxes-$113
Insurance-$175
Utilities$0
HOA$0
Management-$118
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$19,173(84.5% ROI)
Projected value
$122,153
Return breakdown
Property appreciation+$8,722
Loan principal paid down+$3,251
Rental cash flow+$7,200
5-year hold
+$32,703(144.2% ROI)
Projected value
$128,337
Return breakdown
Property appreciation+$14,906
Loan principal paid down+$5,798
Rental cash flow+$12,000
10-year hold
+$69,585(306.7% ROI)
Projected value
$145,201
Return breakdown
Property appreciation+$31,770
Loan principal paid down+$13,815
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
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Tax rate
--
Mortgage rate
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ZIP 87421 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 87421 (Waterflow, NM) is $1,180 a month. That is up 0.9% from $1,170 in FY 2026. Waterflow is in the Farmington, NM 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 $1,116. Among 17 ZIP codes in San Juan County, 87421 has the 7th-highest two-bedroom rent (county range $1,010–$1,470). The median county two-bedroom FMR in New Mexico is $1,063, so ZIP 87421 is 11% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 87421
BedroomsFY 2027Change90–110% range
Studio$900−5.3%$810–$990
1BR$900−5.3%$810–$990
2BR$1,180+0.9%$1,062–$1,298
3BR$1,630+0.6%$1,467–$1,793
4BR$1,7600.0%$1,584–$1,936

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 87421
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$900$900$1,180$1,630$1,760
FY 2026$950$950$1,170$1,620$1,760
FY 2025$900$920$1,110$1,560$1,690
FY 2024$920$930$1,110$1,570$1,670
FY 2023$850$870$1,030$1,450$1,570

Two-bedroom rent in nearby San Juan County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 87421
87401$1,190+0.8%
87402$1,220+3.4%
87410$1,010−14.4%
87412$1,090−7.6%
87413$1,110−5.9%
87415$1,470+24.6%
87416$1,230+4.2%
87417$1,010−14.4%
87418$1,240+5.1%
87419$1,310+11.0%
87420$1,010−14.4%
87421Current$1,180—

Questions about ZIP 87421 rents

How much will Section 8 pay for a two-bedroom in ZIP 87421?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,116, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,004 to $1,228 a month; under the ZIP-level Small Area FMR of $1,180 it would be $1,062 to $1,298. 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 87421 in?

ZIP 87421 is in the Farmington, NM MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,116.

How much did fair market rent change in ZIP 87421 for FY 2027?

The two-bedroom FMR rose 0.9%, from $1,170 in FY 2026 to $1,180 in FY 2027. Since FY 2023 it has risen 14.6%.

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 rentWaterflow, NM fair market rentNM statewide rentsWhat is SAFMR?Data sources