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 | $181,085 | 0.68% | D |
| 3BR | $1,710 | $264,207 | 0.65% | D |
U.S. Census Bureau data (2024)
10.4% of Golden Valley, AZ's residents are renters, indicating a modest demand for rental properties in ZIP 86413. The $1130 Fair Market Rent (FMR) for zip code FY 2024 shows the benchmark set by HUD for determining payment standards for Section 8 housing vouchers. Comparatively, the Census ACS reports a market rent of $1,085, which is slightly below the FMR but still provides a good indication of the local rental market's pricing. Given the $242,739 median home value, it suggests that homeownership is more prevalent than renting in the area. However, the median income of $41,760 indicates that a significant portion of the population might find renting more affordable, especially considering the availability of Section 8 vouchers.
The 0.3% price-cut share reflects a stable market where property values are not frequently discounted, suggesting strong local real estate fundamentals. This stability is crucial for landlords and small-portfolio investors looking for consistent cash flows without the volatility often associated with rapidly changing markets. While the day DOM (days on market) figure is marked as N/A, it is likely due to the limited rental activity, which aligns with the lower renter share percentage. For those interested in Section 8 participation, the $1130 FMR is a key consideration, as it sets the maximum allowable rent for voucher holders. Landlords can expect to receive this amount for their units, provided they meet the necessary quality and safety standards.
In conclusion, for Golden Valley, AZ landlords and small-portfolio investors, the opportunity to participate in the Section 8 program presents a viable option for maintaining steady rental income. The market conditions, with a relatively low renter share and stable property values, support a cautious approach to investing in rental properties. However, the potential for long-term tenants and guaranteed payments at the FMR level makes Section 8 a reliable choice for generating predictable returns.
Section 8 verdict: Suitable for cautious investors seeking stable rental income.
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.