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Washoe County/Sparks/89436

89436

ZIPSAFMR
Washoe County, NV
Zillow

ZIP Investment Score

56Below average

095130300
BRFMR
Eff. Rent
0 BR$1,660$1,830
1 BR$1,900$1,970
2 BR$2,390$2,240
3 BR$3,190$2,310
4 BR$3,700$2,780
5 BR$4,255Not available
6 BR$4,893Not available
7 BR$5,627Not available
8 BR$6,471Not available

Purchase Price Calculator

Maximum purchase price
$270,947

Cost breakdown

+Likely effective rent$2,240
HUD FMR$2,390
Market rentUsed$2,240
Est. payment standard (96%)$2,290
-Principal and interest-$1,370
Loan amount$216,757
Down payment$54,189
Rate6.50%
Term30 years
-Operating costs-$670
Property taxes-$271
Insurance-$175
Utilities$0
HOA$0
Management-$224
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$35,799(66.1% ROI)
Projected value
$291,780
Return breakdown
Property appreciation+$20,833
Loan principal paid down+$7,766
Rental cash flow+$7,200
5-year hold
+$61,453(113.4% ROI)
Projected value
$306,551
Return breakdown
Property appreciation+$35,605
Loan principal paid down+$13,849
Rental cash flow+$12,000
10-year hold
+$132,887(245.2% ROI)
Projected value
$346,835
Return breakdown
Property appreciation+$75,888
Loan principal paid down+$32,999
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.86
1 BR
0.95
2 BR
1.07
3 BR
1.38
4 BR
1.33
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 89436 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 89436 (Sparks, NV) is $2,390 a month. That is down 2.8% from $2,460 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, 89436 is tied for the 3rd-highest two-bedroom rent (county range $1,690–$2,500). The median county two-bedroom FMR in Nevada is $1,327, so ZIP 89436 is 80% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 89436
BedroomsFY 2027Change90–110% range
Studio$1,660−2.4%$1,494–$1,826
1BR$1,900−3.1%$1,710–$2,090
2BR$2,390−2.8%$2,151–$2,629
3BR$3,190−4.5%$2,871–$3,509
4BR$3,700−4.6%$3,330–$4,070

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 89436
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,660$1,900$2,390$3,190$3,700
FY 2026$1,700$1,960$2,460$3,340$3,880
FY 2025$1,600$1,860$2,340$3,240$3,790
FY 2024$1,190$1,390$1,750$2,470$2,950
FY 2023$1,240$1,470$1,860$2,640$3,170

Two-bedroom rent in nearby Washoe County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 89436
89424$1,840−23.0%
89431$1,690−29.3%
89432$1,840−23.0%
89433$1,690−29.3%
89434$2,150−10.0%
89435$1,840−23.0%
89436Current$2,390—
89439$1,690−29.3%
89441$2,500+4.6%
89442$1,690−29.3%
89450$2,350−1.7%
89451$2,350−1.7%

Questions about ZIP 89436 rents

How much will Section 8 pay for a two-bedroom in ZIP 89436?

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 $2,390 it would be $2,151 to $2,629. 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 89436 in?

ZIP 89436 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 89436 for FY 2027?

The two-bedroom FMR fell 2.8%, from $2,460 in FY 2026 to $2,390 in FY 2027. Since FY 2023 it has risen 28.5%.

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