Skip to main content
Loading page
Clark County/Vancouver/98686

98686

ZIPSAFMR
Clark County, WA
Zillow

ZIP Investment Score

69Below average

095130300
BRFMR
Eff. Rent
0 BR$1,660$1,250
1 BR$1,770$1,340
2 BR$2,040$2,110
3 BR$2,770$2,490
4 BR$3,330$3,040
5 BR$3,829Not available
6 BR$4,404Not available
7 BR$5,065Not available
8 BR$5,824Not available

Purchase Price Calculator

Maximum purchase price
$251,629

Cost breakdown

+Likely effective rent$2,110
HUD FMR$2,040
Market rent$2,150
Est. payment standard (104%)Used$2,110
-Principal and interest-$1,272
Loan amount$201,303
Down payment$50,326
Rate6.50%
Term30 years
-Operating costs-$638
Property taxes-$252
Insurance-$175
Utilities$0
HOA$0
Management-$211
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$33,760(67.1% ROI)
Projected value
$270,977
Return breakdown
Property appreciation+$19,348
Loan principal paid down+$7,212
Rental cash flow+$7,200
5-year hold
+$57,927(115.1% ROI)
Projected value
$284,695
Return breakdown
Property appreciation+$33,066
Loan principal paid down+$12,861
Rental cash flow+$12,000
10-year hold
+$125,123(248.6% ROI)
Projected value
$322,106
Return breakdown
Property appreciation+$70,477
Loan principal paid down+$30,646
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

Market Alignment

Studio
1.33
1 BR
1.32
2 BR
0.95
3 BR
1.11
4 BR
1.10
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 98686 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 98686 (Vancouver, WA) is $2,040 a month. That is down 1.9% from $2,080 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, 98686 has the 5th-highest two-bedroom rent (county range $1,730–$2,250). The median county two-bedroom FMR in Washington is $1,467, so ZIP 98686 is 39% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 98686
BedroomsFY 2027Change90–110% range
Studio$1,660−2.4%$1,494–$1,826
1BR$1,770−2.7%$1,593–$1,947
2BR$2,040−1.9%$1,836–$2,244
3BR$2,770−2.1%$2,493–$3,047
4BR$3,330−0.9%$2,997–$3,663

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 98686
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,660$1,770$2,040$2,770$3,330
FY 2026$1,700$1,820$2,080$2,830$3,360
FY 2025$1,740$1,870$2,130$2,920$3,430
FY 2024$1,780$1,910$2,180$3,030$3,510
FY 2023$1,620$1,740$1,990$2,790$3,240

Two-bedroom rent in nearby Clark County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 98686
98665$1,920−5.9%
98666$1,890−7.4%
98668$1,890−7.4%
98671$1,780−12.7%
98674$1,760−13.7%
98675$2,020−1.0%
98682$1,810−11.3%
98683$2,000−2.0%
98684$2,060+1.0%
98685$2,010−1.5%
98686Current$2,040—
98687$1,890−7.4%

Questions about ZIP 98686 rents

How much will Section 8 pay for a two-bedroom in ZIP 98686?

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 $2,040 it would be $1,836 to $2,244. 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 98686 in?

ZIP 98686 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 98686 for FY 2027?

The two-bedroom FMR fell 1.9%, from $2,080 in FY 2026 to $2,040 in FY 2027. Since FY 2023 it has risen 2.5%.

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 rentVancouver, WA fair market rentWA statewide rentsWhat is SAFMR?Data sources