89712

ZIPSAFMR

Carson City, NV

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,050	$1,160	4.5%
1 BR	$1,130	$1,240	1.8%
2 BR	$1,450	$1,600	2.2%
3 BR	$2,010	$2,210	1.5%
4 BR	$2,420	$2,660	1.6%
5 BR	$2,783	Not available	1.6%
6 BR	$3,200	Not available	1.6%
7 BR	$3,681	Not available	1.6%
8 BR	$4,233	Not available	1.6%

Purchase Price Calculator

Maximum purchase price

$175,843

Cost breakdown

+Likely effective rent$1,600

HUD FMR$1,450

Market rent$1,820

Est. payment standard (110%)Used$1,600

-Principal and interest-$889

Loan amount$140,674

Down payment$35,169

Rate6.50%

Term30 years

-Operating costs-$511

Property taxes-$176

Insurance-$175

Utilities$0

HOA$0

Management-$160

=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

+$25,761(73.2% ROI)

Projected value

$189,364

Return breakdown

Property appreciation+$13,521

Loan principal paid down+$5,040

Rental cash flow+$7,200

5-year hold

+$44,095(125.4% ROI)

Projected value

$198,950

Return breakdown

Property appreciation+$23,107

Loan principal paid down+$8,988

Rental cash flow+$12,000

10-year hold

+$94,667(269.2% ROI)

Projected value

$225,094

Return breakdown

Property appreciation+$49,251

Loan principal paid down+$21,416

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.80ratio

FMR$1,050

Market$1,310

vs market-$260

FMR is below market; voucher rent may lag private rents.

0.80

1 BR

0.76ratio

FMR$1,130

Market$1,480

vs market-$350

FMR is below market; voucher rent may lag private rents.

0.76

2 BR

0.80ratio

FMR$1,450

Market$1,820

vs market-$370

FMR is below market; voucher rent may lag private rents.

0.80

3 BR

0.83ratio

FMR$2,010

Market$2,420

vs market-$410

FMR is below market; voucher rent may lag private rents.

0.83

4 BR

0.86ratio

FMR$2,420

Market$2,810

vs market-$390

FMR is below market; voucher rent may lag private rents.

0.86

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 89712 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 89712 (Carson City, NV) is $1,450 a month. That is down 6.5% from $1,550 in FY 2026. Carson City is in the Carson City, 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 $1,453. Among 11 ZIP codes in Carson City, 89712 is tied for the 4th-highest two-bedroom rent (county range $1,430–$2,020). The median county two-bedroom FMR in Nevada is $1,327, so ZIP 89712 is 9% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 89712
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,110	$1,050	−5.4%	$945–$1,155
1BR	$1,210	$1,130	−6.6%	$1,017–$1,243
2BR	$1,550	$1,450	−6.5%	$1,305–$1,595
3BR	$2,160	$2,010	−6.9%	$1,809–$2,211
4BR	$2,600	$2,420	−6.9%	$2,178–$2,662

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 89712
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,050	$1,130	$1,450	$2,010	$2,420
FY 2026	$1,110	$1,210	$1,550	$2,160	$2,600
FY 2025	$1,020	$1,150	$1,470	$2,060	$2,470
FY 2024	$920	$1,070	$1,360	$1,920	$2,310
FY 2023	$850	$980	$1,270	$1,800	$2,160

Two-bedroom rent in nearby Carson City ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 89712
89423	$2,020	+39.3%
89701	$1,490	+2.8%
89702	$1,450	0.0%
89703	$1,690	+16.6%
89705	$1,450	0.0%
89706	$1,430	−1.4%
89711	$1,450	0.0%
89712Current	$1,450	—
89713	$1,450	0.0%
89714	$1,450	0.0%
89721	$1,450	0.0%

Questions about ZIP 89712 rents

How much will Section 8 pay for a two-bedroom in ZIP 89712?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,453, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,308 to $1,598 a month; under the ZIP-level Small Area FMR of $1,450 it would be $1,305 to $1,595. 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 89712 in?

ZIP 89712 is in the Carson City, NV MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,453.

How much did fair market rent change in ZIP 89712 for FY 2027?

The two-bedroom FMR fell 6.5%, from $1,550 in FY 2026 to $1,450 in FY 2027. Since FY 2023 it has risen 14.2%.

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 Carson City, NV fair market rent NV statewide rents What is SAFMR?Data sources