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Grant County/Coulee Dam/99116

99116

ZIPSAFMR
Grant County, WA
Zillow

ZIP Investment Score

93Below average

095130300
BRFMR
Eff. Rent
0 BR$940$940
1 BR$1,030$1,030
2 BR$1,350$1,350
3 BR$1,860$1,860
4 BR$2,270$2,270
5 BR$2,611Not available
6 BR$3,002Not available
7 BR$3,452Not available
8 BR$3,970Not available

Purchase Price Calculator

Maximum purchase price
$138,693

Cost breakdown

+Likely effective rent$1,350
HUD FMRUsed$1,350
Market rentN/A
Est. payment standardN/A
-Principal and interest-$701
Loan amount$110,954
Down payment$27,739
Rate6.50%
Term30 years
-Operating costs-$449
Property taxes-$139
Insurance-$175
Utilities$0
HOA$0
Management-$135
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$21,839(78.7% ROI)
Projected value
$149,357
Return breakdown
Property appreciation+$10,664
Loan principal paid down+$3,975
Rental cash flow+$7,200
5-year hold
+$37,314(134.5% ROI)
Projected value
$156,918
Return breakdown
Property appreciation+$18,225
Loan principal paid down+$7,089
Rental cash flow+$12,000
10-year hold
+$79,737(287.5% ROI)
Projected value
$177,539
Return breakdown
Property appreciation+$38,846
Loan principal paid down+$16,892
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
--
Mortgage rate
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ZIP 99116 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 99116 (Coulee Dam, WA) is $1,350 a month. That is up 0.7% from $1,340 in FY 2026. Coulee Dam is in the Grant 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 $1,361. Among 20 ZIP codes in Grant County, 99116 is tied for the 8th-highest two-bedroom rent (county range $1,110–$1,740). The median county two-bedroom FMR in Washington is $1,467, so ZIP 99116 is 8% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 99116
BedroomsFY 2027Change90–110% range
Studio$940+2.2%$846–$1,034
1BR$1,0300.0%$927–$1,133
2BR$1,350+0.7%$1,215–$1,485
3BR$1,8600.0%$1,674–$2,046
4BR$2,270+3.2%$2,043–$2,497

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 99116
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$940$1,030$1,350$1,860$2,270
FY 2026$920$1,030$1,340$1,860$2,200
FY 2025$890$1,040$1,310$1,810$2,100
FY 2024$810$960$1,200$1,660$1,930
FY 2023$730$900$1,090$1,490$1,720

Two-bedroom rent in nearby Grant County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 99116
98858$1,740+28.9%
98860$1,170−13.3%
99103$1,280−5.2%
99115$1,3500.0%
99116Current$1,350—
99123$1,290−4.4%
99133$1,3500.0%
99135$1,120−17.0%
99321$1,340−0.7%
99344$1,390+3.0%
99349$1,450+7.4%
99357$1,280−5.2%

Questions about ZIP 99116 rents

How much will Section 8 pay for a two-bedroom in ZIP 99116?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,361, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,225 to $1,497 a month; under the ZIP-level Small Area FMR of $1,350 it would be $1,215 to $1,485. 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 99116 in?

ZIP 99116 is in the Grant County, WA non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,361.

How much did fair market rent change in ZIP 99116 for FY 2027?

The two-bedroom FMR rose 0.7%, from $1,340 in FY 2026 to $1,350 in FY 2027. Since FY 2023 it has risen 23.9%.

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