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Nye County/Tonopah/89049

89049

ZIPSAFMR
Nye County, NV
Zillow

ZIP Investment Score

129Above average

095130300
BRFMR
Eff. Rent
0 BR$980$980
1 BR$1,020$1,020
2 BR$1,340$1,340
3 BR$1,870$1,870
4 BR$2,240$2,240
5 BR$2,576Not available
6 BR$2,962Not available
7 BR$3,407Not available
8 BR$3,918Not available

Purchase Price Calculator

Maximum purchase price
$137,207

Cost breakdown

+Likely effective rent$1,340
HUD FMRUsed$1,340
Market rentN/A
Est. payment standardN/A
-Principal and interest-$694
Loan amount$109,766
Down payment$27,441
Rate6.50%
Term30 years
-Operating costs-$446
Property taxes-$137
Insurance-$175
Utilities$0
HOA$0
Management-$134
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$21,683(79.0% ROI)
Projected value
$147,757
Return breakdown
Property appreciation+$10,550
Loan principal paid down+$3,933
Rental cash flow+$7,200
5-year hold
+$37,043(135.0% ROI)
Projected value
$155,237
Return breakdown
Property appreciation+$18,030
Loan principal paid down+$7,013
Rental cash flow+$12,000
10-year hold
+$79,140(288.4% ROI)
Projected value
$175,637
Return breakdown
Property appreciation+$38,430
Loan principal paid down+$16,711
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 89049 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 89049 (Tonopah, NV) is $1,340 a month. That is down 9.5% from $1,480 in FY 2026. Tonopah is in the Nye County, NV non-metropolitan FMR area. 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 county-wide two-bedroom FMR of $1,149. Among 11 ZIP codes in Nye County, 89049 has the 3rd-highest two-bedroom rent (county range $1,100–$1,690).

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 89049
BedroomsFY 2027Change90–110% range
Studio$980−9.3%$882–$1,078
1BR$1,020−9.7%$918–$1,122
2BR$1,340−9.5%$1,206–$1,474
3BR$1,870−9.7%$1,683–$2,057
4BR$2,240−9.7%$2,016–$2,464

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 89049
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$980$1,020$1,340$1,870$2,240
FY 2026$1,080$1,130$1,480$2,070$2,480
FY 2025$870$970$1,270$1,790$2,120
FY 2024area FMR$779$919$1,146$1,553$1,755
FY 2023area FMR$713$810$1,066$1,402$1,542

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Nye County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 89049
89003$1,150−14.2%
89020$1,100−17.9%
89022$1,130−15.7%
89023$1,150−14.2%
89041$1,150−14.2%
89045$1,130−15.7%
89048$1,230−8.2%
89049Current$1,340—
89060$1,370+2.2%
89061$1,690+26.1%
89409$1,150−14.2%

Questions about ZIP 89049 rents

How much will Section 8 pay for a two-bedroom in ZIP 89049?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,149, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,034 to $1,264 a month; under the ZIP-level Small Area FMR of $1,340 it would be $1,206 to $1,474. 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 89049 in?

ZIP 89049 is in the Nye County, NV non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,149.

How much did fair market rent change in ZIP 89049 for FY 2027?

The two-bedroom FMR fell 9.5%, from $1,480 in FY 2026 to $1,340 in FY 2027. Since FY 2025 it has risen 5.5%.

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