Clark County/Las Vegas/89120

89120

ZIPSAFMR

Clark County, NV

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ZIP Investment Score

76Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,220	$1,240	1.4%
1 BR	$1,340	$1,280	0.5%
2 BR	$1,570	$1,620	-0.2%
3 BR	$2,180	$2,250	-0.8%
4 BR	$2,490	$2,490	-1.8%
5 BR	$2,864	Not available	-1.8%
6 BR	$3,293	Not available	-1.8%
7 BR	$3,787	Not available	-1.8%
8 BR	$4,355	Not available	-1.8%

Purchase Price Calculator

Maximum purchase price

$178,815

Cost breakdown

+Likely effective rent$1,620

HUD FMR$1,570

Market rent$1,650

Est. payment standard (103%)Used$1,620

-Principal and interest-$904

Loan amount$143,052

Down payment$35,763

Rate6.50%

Term30 years

-Operating costs-$516

Property taxes-$179

Insurance-$175

Utilities$0

HOA$0

Management-$162

=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

+$26,074(72.9% ROI)

Projected value

$192,564

Return breakdown

Property appreciation+$13,749

Loan principal paid down+$5,125

Rental cash flow+$7,200

5-year hold

+$44,637(124.8% ROI)

Projected value

$202,313

Return breakdown

Property appreciation+$23,498

Loan principal paid down+$9,140

Rental cash flow+$12,000

10-year hold

+$95,861(268.0% ROI)

Projected value

$228,898

Return breakdown

Property appreciation+$50,083

Loan principal paid down+$21,778

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.98ratio

FMR$1,220

Market$1,250

vs market-$30

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

0.98

1 BR

1.05ratio

FMR$1,340

Market$1,280

vs market+$60

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

1.05

2 BR

0.95ratio

FMR$1,570

Market$1,650

vs market-$80

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

0.95

3 BR

0.96ratio

FMR$2,180

Market$2,280

vs market-$100

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

0.96

4 BR

1.00ratio

FMR$2,490

Market$2,490

vs market+$0

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 89120 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 89120 (Las Vegas, NV) is $1,570 a month. That is down 2.5% from $1,610 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, 89120 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 89120 is 18% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 89120
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,240	$1,220	−1.6%	$1,098–$1,342
1BR	$1,370	$1,340	−2.2%	$1,206–$1,474
2BR	$1,610	$1,570	−2.5%	$1,413–$1,727
3BR	$2,240	$2,180	−2.7%	$1,962–$2,398
4BR	$2,570	$2,490	−3.1%	$2,241–$2,739

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 89120
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,220	$1,340	$1,570	$2,180	$2,490
FY 2026	$1,240	$1,370	$1,610	$2,240	$2,570
FY 2025	$1,220	$1,370	$1,620	$2,270	$2,630
FY 2024	$1,170	$1,320	$1,580	$2,230	$2,630
FY 2023	$1,030	$1,200	$1,440	$2,050	$2,430

Two-bedroom rent in nearby Clark County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 89120
89114	$1,690	+7.6%
89115	$1,570	0.0%
89116	$1,690	+7.6%
89117	$1,900	+21.0%
89118	$1,780	+13.4%
89119	$1,570	0.0%
89120Current	$1,570	—
89121	$1,570	0.0%
89122	$1,570	0.0%
89123	$1,910	+21.7%
89124	$1,680	+7.0%
89125	$1,690	+7.6%

Questions about ZIP 89120 rents

How much will Section 8 pay for a two-bedroom in ZIP 89120?

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 89120 in?

ZIP 89120 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 89120 for FY 2027?

The two-bedroom FMR fell 2.5%, from $1,610 in FY 2026 to $1,570 in FY 2027. Since FY 2023 it has risen 9.0%.

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