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Clark County/Henderson/89002

89002

ZIPSAFMR
Clark County, NV
Zillow

ZIP Investment Score

58Below average

095130300
BRFMR
Eff. Rent
0 BR$1,580$1,550
1 BR$1,730$1,630
2 BR$2,030$1,820
3 BR$2,790$1,910
4 BR$3,190$2,310
5 BR$3,668Not available
6 BR$4,219Not available
7 BR$4,852Not available
8 BR$5,579Not available

Purchase Price Calculator

Maximum purchase price
$208,535

Cost breakdown

+Likely effective rent$1,820
HUD FMR$2,030
Market rentUsed$1,820
Est. payment standard (93%)$1,890
-Principal and interest-$1,054
Loan amount$166,828
Down payment$41,707
Rate6.50%
Term30 years
-Operating costs-$566
Property taxes-$209
Insurance-$175
Utilities$0
HOA$0
Management-$182
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$29,211(70.0% ROI)
Projected value
$224,569
Return breakdown
Property appreciation+$16,034
Loan principal paid down+$5,977
Rental cash flow+$7,200
5-year hold
+$50,062(120.0% ROI)
Projected value
$235,938
Return breakdown
Property appreciation+$27,403
Loan principal paid down+$10,659
Rental cash flow+$12,000
10-year hold
+$107,805(258.5% ROI)
Projected value
$266,942
Return breakdown
Property appreciation+$58,407
Loan principal paid down+$25,398
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.02
1 BR
1.06
2 BR
1.12
3 BR
1.46
4 BR
1.38
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 89002 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 89002 (Henderson, NV) is $2,030 a month. That is down 2.4% from $2,080 in FY 2026. Henderson is in the Las Vegas-Henderson-North Las Vegas, NV 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 $1,686. Among 114 ZIP codes in Clark County, 89002 is tied for the 18th-highest two-bedroom rent (county range $1,570–$2,530). The median county two-bedroom FMR in Nevada is $1,327, so ZIP 89002 is 53% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 89002
BedroomsFY 2027Change90–110% range
Studio$1,580−1.2%$1,422–$1,738
1BR$1,730−2.3%$1,557–$1,903
2BR$2,030−2.4%$1,827–$2,233
3BR$2,790−3.5%$2,511–$3,069
4BR$3,190−3.6%$2,871–$3,509

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 89002
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,580$1,730$2,030$2,790$3,190
FY 2026$1,600$1,770$2,080$2,890$3,310
FY 2025$1,550$1,740$2,060$2,890$3,340
FY 2024$1,420$1,610$1,920$2,710$3,190
FY 2023$1,240$1,440$1,730$2,460$2,930

Two-bedroom rent in nearby Clark County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 89002
89002Current$2,030—
89004$2,530+24.6%
89005$1,570−22.7%
89006$1,690−16.7%
89007$1,570−22.7%
89009$1,690−16.7%
89011$1,890−6.9%
89012$2,160+6.4%
89014$1,890−6.9%
89015$1,570−22.7%
89016$1,690−16.7%
89018$1,930−4.9%

Questions about ZIP 89002 rents

How much will Section 8 pay for a two-bedroom in ZIP 89002?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,686, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,517 to $1,855 a month; under the ZIP-level Small Area FMR of $2,030 it would be $1,827 to $2,233. 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 89002 in?

ZIP 89002 is in the Las Vegas-Henderson-North Las Vegas, NV MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,686.

How much did fair market rent change in ZIP 89002 for FY 2027?

The two-bedroom FMR fell 2.4%, from $2,080 in FY 2026 to $2,030 in FY 2027. Since FY 2023 it has risen 17.3%.

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 rentHenderson, NV fair market rentNV statewide rentsWhat is SAFMR?Data sources