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Douglas County/Stateline/89449

89449

ZIPSAFMR
Douglas County, NV
Zillow

ZIP Investment Score

40Below average

095130300
BRFMR
Eff. Rent
0 BR$1,140$1,250
1 BR$1,250$1,380
2 BR$1,640$1,800
3 BR$2,270$2,500
4 BR$2,740$3,010
5 BR$3,151Not available
6 BR$3,624Not available
7 BR$4,167Not available
8 BR$4,792Not available

Purchase Price Calculator

Maximum purchase price
$205,563

Cost breakdown

+Likely effective rent$1,800
HUD FMR$1,640
Market rent$2,380
Est. payment standard (110%)Used$1,800
-Principal and interest-$1,039
Loan amount$164,450
Down payment$41,113
Rate6.50%
Term30 years
-Operating costs-$561
Property taxes-$206
Insurance-$175
Utilities$0
HOA$0
Management-$180
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$28,898(70.3% ROI)
Projected value
$221,369
Return breakdown
Property appreciation+$15,806
Loan principal paid down+$5,892
Rental cash flow+$7,200
5-year hold
+$49,519(120.4% ROI)
Projected value
$232,575
Return breakdown
Property appreciation+$27,013
Loan principal paid down+$10,507
Rental cash flow+$12,000
10-year hold
+$106,611(259.3% ROI)
Projected value
$263,138
Return breakdown
Property appreciation+$57,575
Loan principal paid down+$25,036
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.86
1 BR
0.65
2 BR
0.69
3 BR
0.71
4 BR
0.73
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 89449 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 89449 (Stateline, NV) is $1,640 a month. That is up 1.2% from $1,620 in FY 2026. Stateline is in the Douglas County, NV non-metropolitan 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 county-wide two-bedroom FMR of $1,594. Among 10 ZIP codes in Douglas County, 89449 has the 4th-highest two-bedroom rent (county range $1,450–$2,020). The median county two-bedroom FMR in Nevada is $1,327, so ZIP 89449 is 24% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 89449
BedroomsFY 2027Change90–110% range
Studio$1,140+1.8%$1,026–$1,254
1BR$1,250−3.8%$1,125–$1,375
2BR$1,640+1.2%$1,476–$1,804
3BR$2,270+0.9%$2,043–$2,497
4BR$2,740+0.7%$2,466–$3,014

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 89449
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,140$1,250$1,640$2,270$2,740
FY 2026$1,120$1,300$1,620$2,250$2,720
FY 2025$1,010$1,210$1,480$2,070$2,490
FY 2024area FMR$979$1,192$1,444$2,035$2,213
FY 2023area FMR$884$1,080$1,300$1,848$1,960

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Douglas County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 89449
89410$1,520−7.3%
89411$1,770+7.9%
89413$1,570−4.3%
89423$2,020+23.2%
89444$1,450−11.6%
89448$1,990+21.3%
89449Current$1,640—
89460$1,490−9.1%
89701$1,490−9.1%
89705$1,450−11.6%

Questions about ZIP 89449 rents

How much will Section 8 pay for a two-bedroom in ZIP 89449?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,594, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,435 to $1,753 a month; under the ZIP-level Small Area FMR of $1,640 it would be $1,476 to $1,804. 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 89449 in?

ZIP 89449 is in the Douglas County, NV non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,594.

How much did fair market rent change in ZIP 89449 for FY 2027?

The two-bedroom FMR rose 1.2%, from $1,620 in FY 2026 to $1,640 in FY 2027. Since FY 2025 it has risen 10.8%.

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