89111

ZIPSAFMR

Clark County, NV

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,310	$1,440	2.7%
1 BR	$1,440	$1,580	1.7%
2 BR	$1,690	$1,770	1.0%
3 BR	$2,320	$1,940	0.1%
4 BR	$2,660	$2,670	-0.9%
5 BR	$3,059	Not available	-0.9%
6 BR	$3,518	Not available	-0.9%
7 BR	$4,046	Not available	-0.9%
8 BR	$4,652	Not available	-0.9%

Purchase Price Calculator

Maximum purchase price

$201,105

Cost breakdown

+Likely effective rent$1,770

HUD FMR$1,690

Market rent$1,810

Est. payment standard (105%)Used$1,770

-Principal and interest-$1,017

Loan amount$160,884

Down payment$40,221

Rate6.50%

Term30 years

-Operating costs-$553

Property taxes-$201

Insurance-$175

Utilities$0

HOA$0

Management-$177

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$28,427(70.7% ROI)

Projected value

$216,568

Return breakdown

Property appreciation+$15,463

Loan principal paid down+$5,764

Rental cash flow+$7,200

5-year hold

+$48,706(121.1% ROI)

Projected value

$227,532

Return breakdown

Property appreciation+$26,427

Loan principal paid down+$10,279

Rental cash flow+$12,000

10-year hold

+$104,819(260.6% ROI)

Projected value

$257,431

Return breakdown

Property appreciation+$56,326

Loan principal paid down+$24,493

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.78ratio

FMR$1,310

Market$1,680

vs market-$370

FMR is below market; voucher rent may lag private rents.

0.78

1 BR

0.82ratio

FMR$1,440

Market$1,750

vs market-$310

FMR is below market; voucher rent may lag private rents.

0.82

2 BR

0.93ratio

FMR$1,690

Market$1,810

vs market-$120

FMR is near market; voucher and private rents are aligned.

0.93

3 BR

1.20ratio

FMR$2,320

Market$1,940

vs market+$380

FMR is above market; underwrite to market rent.

1.20

4 BR

1.00ratio

FMR$2,660

Market$2,670

vs market-$10

FMR is near market; voucher and private rents are aligned.

1.00

0.700.800.901.001.101.201.30aligned range

Historical

FY 2023-2027

FMR: FY2027
Market rent: last ~365 days
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 89111 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 89111 (Las Vegas, NV) is $1,690 a month. That is down 2.9% from $1,740 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, 89111 is tied for the 44th-highest two-bedroom rent (county range $1,570–$2,530). The median county two-bedroom FMR in Nevada is $1,327, so ZIP 89111 is 27% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 89111
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,340	$1,310	−2.2%	$1,179–$1,441
1BR	$1,480	$1,440	−2.7%	$1,296–$1,584
2BR	$1,740	$1,690	−2.9%	$1,521–$1,859
3BR	$2,420	$2,320	−4.1%	$2,088–$2,552
4BR	$2,770	$2,660	−4.0%	$2,394–$2,926

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 89111
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,310	$1,440	$1,690	$2,320	$2,660
FY 2026	$1,340	$1,480	$1,740	$2,420	$2,770
FY 2025	$1,320	$1,480	$1,750	$2,450	$2,840
FY 2024	$1,210	$1,370	$1,640	$2,310	$2,730
FY 2023	$1,050	$1,210	$1,460	$2,070	$2,470

Two-bedroom rent in nearby Clark County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 89111
89105	$1,690	0.0%
89106	$1,570	−7.1%
89107	$1,570	−7.1%
89108	$1,650	−2.4%
89109	$1,570	−7.1%
89110	$1,570	−7.1%
89111Current	$1,690	—
89112	$1,690	0.0%
89113	$1,930	+14.2%
89114	$1,690	0.0%
89115	$1,570	−7.1%
89116	$1,690	0.0%

Questions about ZIP 89111 rents

How much will Section 8 pay for a two-bedroom in ZIP 89111?

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 $1,690 it would be $1,521 to $1,859. 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 89111 in?

ZIP 89111 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 89111 for FY 2027?

The two-bedroom FMR fell 2.9%, from $1,740 in FY 2026 to $1,690 in FY 2027. Since FY 2023 it has risen 15.8%.

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 rent Las Vegas, NV fair market rent NV statewide rents What is SAFMR?Data sources