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Elko County/Spring Creek/89815

89815

ZIPSAFMR
Elko County, NV
Zillow

ZIP Investment Score

73Below average

095130300
BRFMR
Eff. Rent
0 BR$1,220$1,340
1 BR$1,300$1,430
2 BR$1,710$1,770
3 BR$2,160$2,110
4 BR$2,860$2,380
5 BR$3,289Not available
6 BR$3,782Not available
7 BR$4,350Not available
8 BR$5,002Not available

Purchase Price Calculator

Maximum purchase price
$201,105

Cost breakdown

+Likely effective rent$1,770
HUD FMR$1,710
Market rent$1,800
Est. payment standard (103%)Used$1,770
-Principal and interest-$1,017
Loan amount$160,884
Down payment$40,221
Rate6.50%
Term30 years
-Operating costs-$553
Property taxes-$201
Insurance-$175
Utilities$0
HOA$0
Management-$177
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$28,427(70.7% ROI)
Projected value
$216,568
Return breakdown
Property appreciation+$15,463
Loan principal paid down+$5,764
Rental cash flow+$7,200
5-year hold
+$48,706(121.1% ROI)
Projected value
$227,532
Return breakdown
Property appreciation+$26,427
Loan principal paid down+$10,279
Rental cash flow+$12,000
10-year hold
+$104,819(260.6% ROI)
Projected value
$257,431
Return breakdown
Property appreciation+$56,326
Loan principal paid down+$24,493
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.67
1 BR
0.85
2 BR
0.95
3 BR
1.02
4 BR
1.20
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 89815 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 89815 (Spring Creek, NV) is $1,710 a month. That is down 9.5% from $1,890 in FY 2026. Spring Creek is in the Elko 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 $1,400. Among 15 ZIP codes in Elko County, 89815 has the highest two-bedroom rent (county range $1,380–$1,710). The median county two-bedroom FMR in Nevada is $1,327, so ZIP 89815 is 29% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 89815
BedroomsFY 2027Change90–110% range
Studio$1,220−6.2%$1,098–$1,342
1BR$1,300−9.7%$1,170–$1,430
2BR$1,710−9.5%$1,539–$1,881
3BR$2,160−9.6%$1,944–$2,376
4BR$2,860−9.8%$2,574–$3,146

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 89815
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,220$1,300$1,710$2,160$2,860
FY 2026$1,300$1,440$1,890$2,390$3,170
FY 2025$1,280$1,430$1,870$2,360$3,140
FY 2024area FMR$973$1,092$1,435$1,880$2,134
FY 2023area FMR$869$991$1,300$1,749$1,822

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

Two-bedroom rent in nearby Elko County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 89815
89801$1,420−17.0%
89803$1,400−18.1%
89815Current$1,710—
89822$1,420−17.0%
89823$1,390−18.7%
89825$1,380−19.3%
89826$1,400−18.1%
89828$1,400−18.1%
89830$1,380−19.3%
89831$1,420−17.0%
89832$1,500−12.3%
89833$1,400−18.1%

Questions about ZIP 89815 rents

How much will Section 8 pay for a two-bedroom in ZIP 89815?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,400, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,260 to $1,540 a month; under the ZIP-level Small Area FMR of $1,710 it would be $1,539 to $1,881. 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 89815 in?

ZIP 89815 is in the Elko County, NV non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,400.

How much did fair market rent change in ZIP 89815 for FY 2027?

The two-bedroom FMR fell 9.5%, from $1,890 in FY 2026 to $1,710 in FY 2027. Since FY 2025 it has fallen 8.6%.

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