Clark County/Vancouver/98683

98683

ZIPSAFMR

Clark County, WA

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ZIP Investment Score

71Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,630	$1,450	-0.4%
1 BR	$1,740	$1,650	-0.6%
2 BR	$2,000	$2,130	-0.3%
3 BR	$2,720	$2,520	-1.0%
4 BR	$3,270	$3,140	0.2%
5 BR	$3,760	Not available	0.2%
6 BR	$4,325	Not available	0.2%
7 BR	$4,973	Not available	0.2%
8 BR	$5,719	Not available	0.2%

Purchase Price Calculator

Maximum purchase price

$254,601

Cost breakdown

+Likely effective rent$2,130

HUD FMR$2,000

Market rent$2,200

Est. payment standard (107%)Used$2,130

-Principal and interest-$1,287

Loan amount$203,681

Down payment$50,920

Rate6.50%

Term30 years

-Operating costs-$643

Property taxes-$255

Insurance-$175

Utilities$0

HOA$0

Management-$213

=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

+$34,074(66.9% ROI)

Projected value

$274,177

Return breakdown

Property appreciation+$19,576

Loan principal paid down+$7,297

Rental cash flow+$7,200

5-year hold

+$58,470(114.8% ROI)

Projected value

$288,057

Return breakdown

Property appreciation+$33,457

Loan principal paid down+$13,013

Rental cash flow+$12,000

10-year hold

+$126,318(248.1% ROI)

Projected value

$325,910

Return breakdown

Property appreciation+$71,310

Loan principal paid down+$31,008

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.12ratio

FMR$1,630

Market$1,450

vs market+$180

FMR is above market; underwrite to market rent.

1.12

1 BR

1.05ratio

FMR$1,740

Market$1,650

vs market+$90

FMR is near market; voucher and private rents are aligned.

1.05

2 BR

0.91ratio

FMR$2,000

Market$2,200

vs market-$200

FMR is near market; voucher and private rents are aligned.

0.91

3 BR

1.08ratio

FMR$2,720

Market$2,520

vs market+$200

FMR is near market; voucher and private rents are aligned.

1.08

4 BR

1.04ratio

FMR$3,270

Market$3,140

vs market+$130

FMR is near market; voucher and private rents are aligned.

1.04

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 98683 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 98683 (Vancouver, WA) is $2,000 a month. That is down 1.5% from $2,030 in FY 2026. Vancouver is in the Portland-Vancouver-Hillsboro, OR-WA 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 $1,878. Among 24 ZIP codes in Clark County, 98683 has the 8th-highest two-bedroom rent (county range $1,730–$2,250). The median county two-bedroom FMR in Washington is $1,467, so ZIP 98683 is 36% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 98683
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,660	$1,630	−1.8%	$1,467–$1,793
1BR	$1,770	$1,740	−1.7%	$1,566–$1,914
2BR	$2,030	$2,000	−1.5%	$1,800–$2,200
3BR	$2,770	$2,720	−1.8%	$2,448–$2,992
4BR	$3,280	$3,270	−0.3%	$2,943–$3,597

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 98683
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,630	$1,740	$2,000	$2,720	$3,270
FY 2026	$1,660	$1,770	$2,030	$2,770	$3,280
FY 2025	$1,640	$1,760	$2,010	$2,760	$3,240
FY 2024	$1,650	$1,770	$2,020	$2,800	$3,250
FY 2023	$1,540	$1,650	$1,890	$2,650	$3,080

Two-bedroom rent in nearby Clark County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 98683
98665	$1,920	−4.0%
98666	$1,890	−5.5%
98668	$1,890	−5.5%
98671	$1,780	−11.0%
98674	$1,760	−12.0%
98675	$2,020	+1.0%
98682	$1,810	−9.5%
98683Current	$2,000	—
98684	$2,060	+3.0%
98685	$2,010	+0.5%
98686	$2,040	+2.0%
98687	$1,890	−5.5%

Questions about ZIP 98683 rents

How much will Section 8 pay for a two-bedroom in ZIP 98683?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,878, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,690 to $2,066 a month; under the ZIP-level Small Area FMR of $2,000 it would be $1,800 to $2,200. 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 98683 in?

ZIP 98683 is in the Portland-Vancouver-Hillsboro, OR-WA MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,878.

How much did fair market rent change in ZIP 98683 for FY 2027?

The two-bedroom FMR fell 1.5%, from $2,030 in FY 2026 to $2,000 in FY 2027. Since FY 2023 it has risen 5.8%.

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 rent Vancouver, WA fair market rent WA statewide rents What is SAFMR?Data sources