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Whitman County/Thornton/99176

99176

ZIPSAFMR
Whitman County, WA
Zillow

ZIP Investment Score

73Below average

095130300
BRFMR
Eff. Rent
0 BR$850$850
1 BR$950$950
2 BR$1,200$1,200
3 BR$1,670$1,670
4 BR$2,010$2,010
5 BR$2,312Not available
6 BR$2,658Not available
7 BR$3,057Not available
8 BR$3,516Not available

Purchase Price Calculator

Maximum purchase price
$116,403

Cost breakdown

+Likely effective rent$1,200
HUD FMRUsed$1,200
Market rentN/A
Est. payment standardN/A
-Principal and interest-$589
Loan amount$93,122
Down payment$23,281
Rate6.50%
Term30 years
-Operating costs-$411
Property taxes-$116
Insurance-$175
Utilities$0
HOA$0
Management-$120
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$19,487(83.7% ROI)
Projected value
$125,353
Return breakdown
Property appreciation+$8,950
Loan principal paid down+$3,336
Rental cash flow+$7,200
5-year hold
+$33,246(142.8% ROI)
Projected value
$131,699
Return breakdown
Property appreciation+$15,296
Loan principal paid down+$5,950
Rental cash flow+$12,000
10-year hold
+$70,780(304.0% ROI)
Projected value
$149,006
Return breakdown
Property appreciation+$32,603
Loan principal paid down+$14,177
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 99176 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 99176 (Thornton, WA) is $1,200 a month. That is up 11.1% from $1,080 in FY 2026. Thornton is in the Whitman 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 $1,269. Among 23 ZIP codes in Whitman County, 99176 has the 18th-highest two-bedroom rent (county range $1,090–$1,900). The median county two-bedroom FMR in Washington is $1,467, so ZIP 99176 is 18% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 99176
BedroomsFY 2027Change90–110% range
Studio$850+13.3%$765–$935
1BR$950+15.9%$855–$1,045
2BR$1,200+11.1%$1,080–$1,320
3BR$1,670+11.3%$1,503–$1,837
4BR$2,010+11.0%$1,809–$2,211

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 99176
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$850$950$1,200$1,670$2,010
FY 2026$750$820$1,080$1,500$1,810
FY 2025$730$810$1,060$1,490$1,790
FY 2024area FMR$794$891$1,171$1,650$1,987
FY 2023area FMR$714$813$1,062$1,509$1,809

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

Two-bedroom rent in nearby Whitman County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 99176
99130$1,230+2.5%
99136$1,530+27.5%
99143$1,530+27.5%
99149$1,210+0.8%
99158$1,330+10.8%
99161$1,170−2.5%
99163$1,330+10.8%
99170$1,380+15.0%
99171$1,160−3.3%
99174$1,090−9.2%
99176Current$1,200—
99179$1,900+58.3%

Questions about ZIP 99176 rents

How much will Section 8 pay for a two-bedroom in ZIP 99176?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,269, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,142 to $1,396 a month; under the ZIP-level Small Area FMR of $1,200 it would be $1,080 to $1,320. 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 99176 in?

ZIP 99176 is in the Whitman County, WA non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,269.

How much did fair market rent change in ZIP 99176 for FY 2027?

The two-bedroom FMR rose 11.1%, from $1,080 in FY 2026 to $1,200 in FY 2027. Since FY 2025 it has risen 13.2%.

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