Location: Lake Havasu City-Kingman, AZ | Metro: Lake Havasu City-Kingman, AZ MSA
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $950 |
| 1 Bedroom | $960 |
| 2 Bedrooms | $1,230 |
| 3 Bedrooms | $1,710 |
| 4 Bedrooms | $1,890 |
| 5 Bedrooms | $2,192 |
| 6 Bedrooms | $2,455 |
| 7 Bedrooms | $2,651 |
| 8 Bedrooms | $2,784 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,230 | $182,342 | 0.67% | D |
| 3BR | $1,710 | $268,431 | 0.64% | D |
| 4BR | $1,890 | $325,877 | 0.58% | F |
U.S. Census Bureau data (2024)
The ZIP code 86409 in Kingman, AZ stands out within Mohave County due to its unique demographic and economic characteristics. With a population of 30,365, it has a significant rental market share at 31.4%, indicating a substantial portion of residents prefer leasing over homeownership. The median household income here is $50,852, which is slightly above the national average, and the median home value is $263,504, reflecting a modestly priced housing market.
Moving to the specifics of Section 8 vouchers, the Fair Market Rent (FMR) for ZIP 86409 in fiscal year 2024 is set at $1,110. This figure is notably lower than the market rent, measured by ZORI (Zillow's Observed Rent Index), which stands at $1,442. This disparity suggests that landlords participating in the Section 8 program might face a slight shortfall between the voucher amount and the typical market rent. However, the relatively high median income supports the possibility that many tenants can contribute additional funds towards rent, balancing the difference.
Evaluating the overall data signature, ZIP 86409 appears to be a stable market. The modest median home value and the significant rental market indicate a community that caters to a wide range of income levels. While the gap between FMR and market rent exists, the strong local economy and steady median income suggest that the rental market will continue to support both Section 8 vouchers and private rentals without major disruptions. For landlords and small-portfolio investors, this stability means predictable returns and manageable risks when considering properties in this area.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.