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Clark County/Henderson/89044

89044

ZIPSAFMR
Clark County, NV
Zillow

ZIP Investment Score

56Below average

095130300
BRFMR
Eff. Rent
0 BR$1,770$1,890
1 BR$1,940$1,970
2 BR$2,280$2,040
3 BR$3,130$2,180
4 BR$3,590$2,480
5 BR$4,129Not available
6 BR$4,748Not available
7 BR$5,460Not available
8 BR$6,279Not available

Purchase Price Calculator

Maximum purchase price
$241,227

Cost breakdown

+Likely effective rent$2,040
HUD FMR$2,280
Market rentUsed$2,040
Est. payment standard (93%)$2,120
-Principal and interest-$1,220
Loan amount$192,981
Down payment$48,245
Rate6.50%
Term30 years
-Operating costs-$620
Property taxes-$241
Insurance-$175
Utilities$0
HOA$0
Management-$204
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$32,662(67.7% ROI)
Projected value
$259,775
Return breakdown
Property appreciation+$18,548
Loan principal paid down+$6,914
Rental cash flow+$7,200
5-year hold
+$56,029(116.1% ROI)
Projected value
$272,926
Return breakdown
Property appreciation+$31,699
Loan principal paid down+$12,330
Rental cash flow+$12,000
10-year hold
+$120,943(250.7% ROI)
Projected value
$308,791
Return breakdown
Property appreciation+$67,564
Loan principal paid down+$29,379
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.91
1 BR
0.98
2 BR
1.12
3 BR
1.44
4 BR
1.45
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 89044 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 89044 (Henderson, NV) is $2,280 a month. That is down 4.2% from $2,380 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, 89044 has the 9th-highest two-bedroom rent (county range $1,570–$2,530). The median county two-bedroom FMR in Nevada is $1,327, so ZIP 89044 is 72% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 89044
BedroomsFY 2027Change90–110% range
Studio$1,770−3.3%$1,593–$1,947
1BR$1,940−4.4%$1,746–$2,134
2BR$2,280−4.2%$2,052–$2,508
3BR$3,130−5.4%$2,817–$3,443
4BR$3,590−5.3%$3,231–$3,949

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 89044
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,770$1,940$2,280$3,130$3,590
FY 2026$1,830$2,030$2,380$3,310$3,790
FY 2025$1,870$2,100$2,490$3,490$4,040
FY 2024$1,800$2,050$2,440$3,440$4,060
FY 2023$1,570$1,820$2,190$3,110$3,700

Two-bedroom rent in nearby Clark County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 89044
89032$1,800−21.1%
89033$1,690−25.9%
89034$2,050−10.1%
89036$1,690−25.9%
89037$1,690−25.9%
89039$1,570−31.1%
89040$1,570−31.1%
89044Current$2,280—
89046$1,690−25.9%
89052$2,100−7.9%
89053$1,690−25.9%
89054$2,290+0.4%

Questions about ZIP 89044 rents

How much will Section 8 pay for a two-bedroom in ZIP 89044?

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 $2,280 it would be $2,052 to $2,508. 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 89044 in?

ZIP 89044 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 89044 for FY 2027?

The two-bedroom FMR fell 4.2%, from $2,380 in FY 2026 to $2,280 in FY 2027. Since FY 2023 it has risen 4.1%.

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