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Clark County/Las Vegas/89166

89166

ZIPSAFMR
Clark County, NV
Zillow

ZIP Investment Score

71Below average

095130300
BRFMR
Eff. Rent
0 BR$1,490$1,490
1 BR$1,630$1,630
2 BR$1,920$1,920
3 BR$2,640$2,640
4 BR$3,020$3,020
5 BR$3,473Not available
6 BR$3,994Not available
7 BR$4,593Not available
8 BR$5,282Not available

Purchase Price Calculator

Maximum purchase price
$223,395

Cost breakdown

+Likely effective rent$1,920
HUD FMRUsed$1,920
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,130
Loan amount$178,716
Down payment$44,679
Rate6.50%
Term30 years
-Operating costs-$590
Property taxes-$223
Insurance-$175
Utilities$0
HOA$0
Management-$192
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$30,780(68.9% ROI)
Projected value
$240,572
Return breakdown
Property appreciation+$17,177
Loan principal paid down+$6,403
Rental cash flow+$7,200
5-year hold
+$52,774(118.1% ROI)
Projected value
$252,751
Return breakdown
Property appreciation+$29,356
Loan principal paid down+$11,418
Rental cash flow+$12,000
10-year hold
+$113,777(254.7% ROI)
Projected value
$285,964
Return breakdown
Property appreciation+$62,569
Loan principal paid down+$27,207
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
--
Tax rate
--
Mortgage rate
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ZIP 89166 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 89166 (Las Vegas, NV) is $1,920 a month. That is down 5.9% from $2,040 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, 89166 has the 27th-highest two-bedroom rent (county range $1,570–$2,530). The median county two-bedroom FMR in Nevada is $1,327, so ZIP 89166 is 45% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 89166
BedroomsFY 2027Change90–110% range
Studio$1,490−5.1%$1,341–$1,639
1BR$1,630−6.3%$1,467–$1,793
2BR$1,920−5.9%$1,728–$2,112
3BR$2,640−7.0%$2,376–$2,904
4BR$3,020−7.1%$2,718–$3,322

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 89166
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,490$1,630$1,920$2,640$3,020
FY 2026$1,570$1,740$2,040$2,840$3,250
FY 2025$1,630$1,830$2,170$3,040$3,520
FY 2024$1,510$1,710$2,040$2,870$3,390
FY 2023$1,290$1,500$1,800$2,560$3,040

Two-bedroom rent in nearby Clark County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 89166
89156$1,570−18.2%
89157$1,690−12.0%
89158$2,530+31.8%
89160$1,690−12.0%
89161$1,890−1.6%
89162$1,690−12.0%
89165$1,690−12.0%
89166Current$1,920—
89169$1,570−18.2%
89170$1,690−12.0%
89173$1,690−12.0%
89178$2,190+14.1%

Questions about ZIP 89166 rents

How much will Section 8 pay for a two-bedroom in ZIP 89166?

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 $1,920 it would be $1,728 to $2,112. 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 89166 in?

ZIP 89166 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 89166 for FY 2027?

The two-bedroom FMR fell 5.9%, from $2,040 in FY 2026 to $1,920 in FY 2027. Since FY 2023 it has risen 6.7%.

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