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Clark County/Las Vegas/89118

89118

ZIPSAFMR
Clark County, NV
Zillow

ZIP Investment Score

60Below average

095130300
BRFMR
Eff. Rent
0 BR$1,380$1,170
1 BR$1,510$1,410
2 BR$1,780$1,710
3 BR$2,450$1,750
4 BR$2,800$2,520
5 BR$3,220Not available
6 BR$3,703Not available
7 BR$4,258Not available
8 BR$4,897Not available

Purchase Price Calculator

Maximum purchase price
$192,189

Cost breakdown

+Likely effective rent$1,710
HUD FMR$1,780
Market rentUsed$1,710
Est. payment standard (97%)$1,730
-Principal and interest-$972
Loan amount$153,751
Down payment$38,438
Rate6.50%
Term30 years
-Operating costs-$538
Property taxes-$192
Insurance-$175
Utilities$0
HOA$0
Management-$171
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$27,486(71.5% ROI)
Projected value
$206,966
Return breakdown
Property appreciation+$14,778
Loan principal paid down+$5,509
Rental cash flow+$7,200
5-year hold
+$47,078(122.5% ROI)
Projected value
$217,444
Return breakdown
Property appreciation+$25,255
Loan principal paid down+$9,823
Rental cash flow+$12,000
10-year hold
+$101,236(263.4% ROI)
Projected value
$246,018
Return breakdown
Property appreciation+$53,829
Loan principal paid down+$23,407
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.18
1 BR
1.07
2 BR
1.04
3 BR
1.40
4 BR
1.11
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 89118 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 89118 (Las Vegas, NV) is $1,780 a month. That is down 5.3% from $1,880 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, 89118 has the 38th-highest two-bedroom rent (county range $1,570–$2,530). The median county two-bedroom FMR in Nevada is $1,327, so ZIP 89118 is 34% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 89118
BedroomsFY 2027Change90–110% range
Studio$1,380−4.2%$1,242–$1,518
1BR$1,510−5.6%$1,359–$1,661
2BR$1,780−5.3%$1,602–$1,958
3BR$2,450−6.1%$2,205–$2,695
4BR$2,800−6.7%$2,520–$3,080

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 89118
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,380$1,510$1,780$2,450$2,800
FY 2026$1,440$1,600$1,880$2,610$3,000
FY 2025$1,410$1,590$1,880$2,630$3,050
FY 2024$1,320$1,490$1,780$2,510$2,960
FY 2023$1,150$1,330$1,600$2,270$2,710

Two-bedroom rent in nearby Clark County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 89118
89112$1,690−5.1%
89113$1,930+8.4%
89114$1,690−5.1%
89115$1,570−11.8%
89116$1,690−5.1%
89117$1,900+6.7%
89118Current$1,780—
89119$1,570−11.8%
89120$1,570−11.8%
89121$1,570−11.8%
89122$1,570−11.8%
89123$1,910+7.3%

Questions about ZIP 89118 rents

How much will Section 8 pay for a two-bedroom in ZIP 89118?

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 $1,780 it would be $1,602 to $1,958. 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 89118 in?

ZIP 89118 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 89118 for FY 2027?

The two-bedroom FMR fell 5.3%, from $1,880 in FY 2026 to $1,780 in FY 2027. Since FY 2023 it has risen 11.3%.

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