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 |
|---|---|---|---|---|
| 1BR | $960 | $126,378 | 0.76% | D |
| 2BR | $1,230 | $221,108 | 0.56% | F |
| 3BR | $1,710 | $282,324 | 0.61% | D |
| 4BR | $1,890 | $391,105 | 0.48% | F |
| 5BR | $2,192 | $721,331 | 0.3% | F |
U.S. Census Bureau data (2024)
The ZIP code 86442, located in Bullhead City, AZ, presents a dynamic rental market that is currently favoring landlords and small-portfolio investors. The Fair Market Rent (FMR) for the area stands at $1140 for the fiscal year 2024, while the Zillow Observed Rent Index (ZORI) indicates a slightly higher market rent of $1,400. This suggests that the rental market is robust and potentially growing, as market rents exceed the government's fair market assessment.
The low price-cut share of 0.2% further supports the idea that demand is strong enough to sustain these higher rents without significant concessions. Additionally, the days on market (DOM) for rental properties is relatively short at 42 days, indicating a quick turnover and a competitive environment where units are occupied promptly. These factors collectively point towards a market where demand outpaces supply, providing a stable and lucrative investment climate for those looking to capitalize on rental income.
A noteworthy statistic is the 30.1% share of renters in the Bullhead City housing market. This high proportion of renters suggests ongoing long-term housing pressure, as a substantial portion of the population opts for rental accommodation rather than homeownership. This can be attributed to various factors including affordability issues, job instability, or a preference for mobility. With a median home value of $270,449, it becomes evident that homeownership may not be accessible to all residents, thereby increasing the reliance on the rental market.
The interplay between these metrics paints a picture of a market in flux, driven by a combination of economic conditions and demographic trends. Investors should take note of the strong rental market dynamics and consider the potential for sustained growth in rental income and property values. However, the high renter share also signals a need for continued vigilance in understanding local economic shifts that could impact the housing landscape.
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.