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Clark County/North Las Vegas/89085

89085

ZIPSAFMR
Clark County, NV
Zillow

ZIP Investment Score

52Below average

095130300
BRFMR
Eff. Rent
0 BR$1,970$1,710
1 BR$2,150$1,750
2 BR$2,530$1,870
3 BR$3,480$1,970
4 BR$3,980$2,450
5 BR$4,577Not available
6 BR$5,264Not available
7 BR$6,053Not available
8 BR$6,961Not available

Purchase Price Calculator

Maximum purchase price
$215,965

Cost breakdown

+Likely effective rent$1,870
HUD FMR$2,530
Market rentUsed$1,870
Est. payment standard (90%)$2,280
-Principal and interest-$1,092
Loan amount$172,772
Down payment$43,193
Rate6.50%
Term30 years
-Operating costs-$578
Property taxes-$216
Insurance-$175
Utilities$0
HOA$0
Management-$187
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$29,996(69.4% ROI)
Projected value
$232,570
Return breakdown
Property appreciation+$16,606
Loan principal paid down+$6,190
Rental cash flow+$7,200
5-year hold
+$51,418(119.0% ROI)
Projected value
$244,344
Return breakdown
Property appreciation+$28,380
Loan principal paid down+$11,038
Rental cash flow+$12,000
10-year hold
+$110,791(256.5% ROI)
Projected value
$276,453
Return breakdown
Property appreciation+$60,488
Loan principal paid down+$26,303
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.15
1 BR
1.23
2 BR
1.35
3 BR
1.77
4 BR
1.62
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 89085 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 89085 (North Las Vegas, NV) is $2,530 a month. That is down 2.7% from $2,600 in FY 2026. North Las Vegas 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, 89085 is tied for the highest two-bedroom rent (county range $1,570–$2,530). The median county two-bedroom FMR in Nevada is $1,327, so ZIP 89085 is 91% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 89085
BedroomsFY 2027Change90–110% range
Studio$1,970−1.5%$1,773–$2,167
1BR$2,150−2.7%$1,935–$2,365
2BR$2,530−2.7%$2,277–$2,783
3BR$3,480−3.9%$3,132–$3,828
4BR$3,980−3.9%$3,582–$4,378

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 89085
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,970$2,150$2,530$3,480$3,980
FY 2026$2,000$2,210$2,600$3,620$4,140
FY 2025$1,980$2,220$2,630$3,690$4,270
FY 2024$1,820$2,060$2,460$3,470$4,090
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. 89085
89070$1,690−33.2%
89074$2,020−20.2%
89077$1,690−33.2%
89081$2,030−19.8%
89084$2,030−19.8%
89085Current$2,530—
89086$1,820−28.1%
89087$1,690−33.2%
89101$1,570−37.9%
89102$1,570−37.9%
89103$1,570−37.9%
89104$1,570−37.9%

Questions about ZIP 89085 rents

How much will Section 8 pay for a two-bedroom in ZIP 89085?

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 $2,530 it would be $2,277 to $2,783. 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 89085 in?

ZIP 89085 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 89085 for FY 2027?

The two-bedroom FMR fell 2.7%, from $2,600 in FY 2026 to $2,530 in FY 2027. Since FY 2023 it has risen 15.5%.

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 rentNorth Las Vegas, NV fair market rentNV statewide rentsWhat is SAFMR?Data sources