Location: Nye County, NV | Metro: Esmeralda County, NV
| Unit Size | Monthly FMR |
|---|---|
| Studio | $980 |
| 1 Bedroom | $1,020 |
| 2 Bedrooms | $1,340 |
| 3 Bedrooms | $1,870 |
| 4 Bedrooms | $2,240 |
| 5 Bedrooms | $2,598 |
| 6 Bedrooms | $2,910 |
| 7 Bedrooms | $3,143 |
| 8 Bedrooms | $3,300 |
U.S. Census Bureau data (2024)
The ZIP code 89049, located in Tonopah, NV, is well-suited as a cash-flow anchor within a Section 8 portfolio strategy. The Federal Market Rent (FMR) for the metro area in fiscal year 2026 is set at $1,480, while the current market rent stands at $861. This significant gap means that properties in this ZIP code can generate a positive cash flow when rented through the Section 8 program. Additionally, the median home value in ZIP 89049 is $155,523, which aligns with the lower end of the market, making it easier to acquire properties at a reasonable cost.
The disparity between the FMR and the market rent provides a buffer for landlords, ensuring that the rental income covers the mortgage, maintenance, and other expenses associated with property ownership. With a median income of $45,260, the majority of potential tenants are likely to qualify for Section 8 assistance, increasing the pool of eligible renters and reducing vacancy rates. Given that 40.1% of residents are renters, there is a substantial demand for affordable housing options in this area.
While appreciation plays might be limited due to the lack of recent price-cut shares and days on market (DOM) data, the stability of cash flow makes ZIP 89049 an attractive addition to a diversified portfolio. Landlords can rely on consistent income from Section 8 tenants, knowing that the government will cover the difference between the market rent and the FMR, securing a predictable financial outcome.
Data Sources: FMR data from HUD (2027). 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.