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Kittitas County/Thorp/98946

98946

ZIPSAFMR
Kittitas County, WA
Zillow

ZIP Investment Score

69Below average

095130300
BRFMR
Eff. Rent
0 BR$1,400$1,400
1 BR$1,540$1,540
2 BR$2,010$2,010
3 BR$2,780$2,780
4 BR$3,360$3,360
5 BR$3,864Not available
6 BR$4,444Not available
7 BR$5,110Not available
8 BR$5,877Not available

Purchase Price Calculator

Maximum purchase price
$236,769

Cost breakdown

+Likely effective rent$2,010
HUD FMRUsed$2,010
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,197
Loan amount$189,415
Down payment$47,354
Rate6.50%
Term30 years
-Operating costs-$613
Property taxes-$237
Insurance-$175
Utilities$0
HOA$0
Management-$201
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$32,192(68.0% ROI)
Projected value
$254,974
Return breakdown
Property appreciation+$18,205
Loan principal paid down+$6,786
Rental cash flow+$7,200
5-year hold
+$55,215(116.6% ROI)
Projected value
$267,882
Return breakdown
Property appreciation+$31,113
Loan principal paid down+$12,102
Rental cash flow+$12,000
10-year hold
+$119,152(251.6% ROI)
Projected value
$303,084
Return breakdown
Property appreciation+$66,315
Loan principal paid down+$28,836
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
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Mortgage rate
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ZIP 98946 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 98946 (Thorp, WA) is $2,010 a month. That is up 21.1% from $1,660 in FY 2026. Thorp is in the Kittitas County, WA 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 $1,655. Among 13 ZIP codes in Kittitas County, 98946 has the 2nd-highest two-bedroom rent (county range $1,310–$2,480). The median county two-bedroom FMR in Washington is $1,467, so ZIP 98946 is 37% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 98946
BedroomsFY 2027Change90–110% range
Studio$1,400+22.8%$1,260–$1,540
1BR$1,540+21.3%$1,386–$1,694
2BR$2,010+21.1%$1,809–$2,211
3BR$2,780+20.3%$2,502–$3,058
4BR$3,360+20.9%$3,024–$3,696

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 98946
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,400$1,540$2,010$2,780$3,360
FY 2026$1,140$1,270$1,660$2,310$2,780
FY 2025$920$1,020$1,340$1,880$2,250
FY 2024area FMR$934$1,049$1,378$1,942$2,338
FY 2023area FMR$856$972$1,280$1,819$2,180

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

Two-bedroom rent in nearby Kittitas County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 98946
98812$1,350−32.8%
98828$1,780−11.4%
98901$1,310−34.8%
98922$1,530−23.9%
98925$1,970−2.0%
98926$1,650−17.9%
98934$1,640−18.4%
98940$1,560−22.4%
98941$2,480+23.4%
98943$1,660−17.4%
98946Current$2,010—
98950$1,590−20.9%

Questions about ZIP 98946 rents

How much will Section 8 pay for a two-bedroom in ZIP 98946?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,655, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,490 to $1,821 a month; under the ZIP-level Small Area FMR of $2,010 it would be $1,809 to $2,211. 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 98946 in?

ZIP 98946 is in the Kittitas County, WA non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,655.

How much did fair market rent change in ZIP 98946 for FY 2027?

The two-bedroom FMR rose 21.1%, from $1,660 in FY 2026 to $2,010 in FY 2027. Since FY 2025 it has risen 50.0%.

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