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Washoe County/Sparks/89434

89434

ZIPSAFMR
Washoe County, NV
Zillow

ZIP Investment Score

97Above average

095130300
BRFMR
Eff. Rent
0 BR$1,500$1,490
1 BR$1,710$1,710
2 BR$2,150$1,900
3 BR$2,870$2,390
4 BR$3,330$2,860
5 BR$3,829Not available
6 BR$4,404Not available
7 BR$5,065Not available
8 BR$5,824Not available

Purchase Price Calculator

Maximum purchase price
$220,423

Cost breakdown

+Likely effective rent$1,900
HUD FMR$2,150
Market rentUsed$1,900
Est. payment standard (92%)$1,990
-Principal and interest-$1,115
Loan amount$176,338
Down payment$44,085
Rate6.50%
Term30 years
-Operating costs-$585
Property taxes-$220
Insurance-$175
Utilities$0
HOA$0
Management-$190
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$30,466(69.1% ROI)
Projected value
$237,371
Return breakdown
Property appreciation+$16,948
Loan principal paid down+$6,318
Rental cash flow+$7,200
5-year hold
+$52,232(118.5% ROI)
Projected value
$249,388
Return breakdown
Property appreciation+$28,965
Loan principal paid down+$11,266
Rental cash flow+$12,000
10-year hold
+$112,583(255.4% ROI)
Projected value
$282,160
Return breakdown
Property appreciation+$61,737
Loan principal paid down+$26,846
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.01
1 BR
1.00
2 BR
1.13
3 BR
1.20
4 BR
1.16
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 89434 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 89434 (Sparks, NV) is $2,150 a month. That is down 1.4% from $2,180 in FY 2026. Sparks is in the Reno, NV HUD Metro FMR Area. 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 $1,837. Among 39 ZIP codes in Washoe County, 89434 has the 10th-highest two-bedroom rent (county range $1,690–$2,500). The median county two-bedroom FMR in Nevada is $1,327, so ZIP 89434 is 62% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 89434
BedroomsFY 2027Change90–110% range
Studio$1,5000.0%$1,350–$1,650
1BR$1,710−1.7%$1,539–$1,881
2BR$2,150−1.4%$1,935–$2,365
3BR$2,870−3.0%$2,583–$3,157
4BR$3,330−3.2%$2,997–$3,663

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 89434
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,500$1,710$2,150$2,870$3,330
FY 2026$1,500$1,740$2,180$2,960$3,440
FY 2025$1,370$1,590$2,000$2,770$3,240
FY 2024$1,230$1,440$1,810$2,550$3,050
FY 2023$1,220$1,440$1,820$2,590$3,100

Two-bedroom rent in nearby Washoe County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 89434
89424$1,840−14.4%
89431$1,690−21.4%
89432$1,840−14.4%
89433$1,690−21.4%
89434Current$2,150—
89435$1,840−14.4%
89436$2,390+11.2%
89439$1,690−21.4%
89441$2,500+16.3%
89442$1,690−21.4%
89450$2,350+9.3%
89451$2,350+9.3%

Questions about ZIP 89434 rents

How much will Section 8 pay for a two-bedroom in ZIP 89434?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,837, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,653 to $2,021 a month; under the ZIP-level Small Area FMR of $2,150 it would be $1,935 to $2,365. 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 89434 in?

ZIP 89434 is in the Reno, NV HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,837.

How much did fair market rent change in ZIP 89434 for FY 2027?

The two-bedroom FMR fell 1.4%, from $2,180 in FY 2026 to $2,150 in FY 2027. Since FY 2023 it has risen 18.1%.

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