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Clark County/Las Vegas/89109

89109

ZIPSAFMR
Clark County, NV
Zillow

ZIP Investment Score

32Below average

095130300
BRFMR
Eff. Rent
0 BR$1,200$1,320
1 BR$1,340$1,470
2 BR$1,570$1,730
3 BR$2,180$2,400
4 BR$2,490$2,740
5 BR$2,864Not available
6 BR$3,293Not available
7 BR$3,787Not available
8 BR$4,355Not available

Purchase Price Calculator

Maximum purchase price
$195,161

Cost breakdown

+Likely effective rent$1,730
HUD FMR$1,570
Market rent$2,830
Est. payment standard (110%)Used$1,730
-Principal and interest-$987
Loan amount$156,129
Down payment$39,032
Rate6.50%
Term30 years
-Operating costs-$543
Property taxes-$195
Insurance-$175
Utilities$0
HOA$0
Management-$173
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$27,800(71.2% ROI)
Projected value
$210,167
Return breakdown
Property appreciation+$15,006
Loan principal paid down+$5,594
Rental cash flow+$7,200
5-year hold
+$47,621(122.0% ROI)
Projected value
$220,807
Return breakdown
Property appreciation+$25,646
Loan principal paid down+$9,975
Rental cash flow+$12,000
10-year hold
+$102,430(262.4% ROI)
Projected value
$249,822
Return breakdown
Property appreciation+$54,662
Loan principal paid down+$23,769
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.77
1 BR
0.69
2 BR
0.55
3 BR
0.78
4 BR
0.80
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 89109 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 89109 (Las Vegas, NV) is $1,570 a month. That is down 0.6% from $1,580 in FY 2026. 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, 89109 is tied for the 88th-highest two-bedroom rent (county range $1,570–$2,530). The median county two-bedroom FMR in Nevada is $1,327, so ZIP 89109 is 18% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 89109
BedroomsFY 2027Change90–110% range
Studio$1,200+0.8%$1,080–$1,320
1BR$1,340+0.8%$1,206–$1,474
2BR$1,570−0.6%$1,413–$1,727
3BR$2,180−1.4%$1,962–$2,398
4BR$2,490−2.7%$2,241–$2,739

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 89109
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,200$1,340$1,570$2,180$2,490
FY 2026$1,190$1,330$1,580$2,210$2,560
FY 2025$1,100$1,240$1,480$2,090$2,460
FY 2024$980$1,110$1,330$1,870$2,220
FY 2023$880$1,020$1,220$1,730$2,060

Two-bedroom rent in nearby Clark County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 89109
89103$1,5700.0%
89104$1,5700.0%
89105$1,690+7.6%
89106$1,5700.0%
89107$1,5700.0%
89108$1,650+5.1%
89109Current$1,570—
89110$1,5700.0%
89111$1,690+7.6%
89112$1,690+7.6%
89113$1,930+22.9%
89114$1,690+7.6%

Questions about ZIP 89109 rents

How much will Section 8 pay for a two-bedroom in ZIP 89109?

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 $1,570 it would be $1,413 to $1,727. 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 89109 in?

ZIP 89109 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 89109 for FY 2027?

The two-bedroom FMR fell 0.6%, from $1,580 in FY 2026 to $1,570 in FY 2027. Since FY 2023 it has risen 28.7%.

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