Location: Douglas County, NV | Metro: Douglas County, NV
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 | $1,140 |
| 1 Bedroom | $1,250 |
| 2 Bedrooms | $1,640 |
| 3 Bedrooms | $2,270 |
| 4 Bedrooms | $2,740 |
| 5 Bedrooms | $3,178 |
| 6 Bedrooms | $3,559 |
| 7 Bedrooms | $3,844 |
| 8 Bedrooms | $4,036 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,640 | $563,018 | 0.29% | F |
| 3BR | $2,270 | $921,092 | 0.25% | F |
| 4BR | $2,740 | $1,348,718 | 0.2% | F |
U.S. Census Bureau data (2024)
ZIP code 89449 represents a part of the Stateline, NV neighborhood, which is characterized by a relatively small population of 2,712 residents. In this area, nearly half of the residents—44.6%—are renters, indicating a significant demand for rental properties. The median household income stands at $83,988, suggesting that the neighborhood attracts individuals with above-average earnings. Furthermore, the median home value in the area is $763,602, reflecting a high-end residential market.
The rent economics in ZIP 89449 are also noteworthy. According to the Fair Market Rent (FMR) for fiscal year 2026, the metro area's FMR is set at $1,620. However, the actual market rent, based on Census ACS data, is slightly higher at $1,763. This discrepancy between the FMR and market rent indicates that there could be opportunities for landlords who can manage properties effectively to capture the difference and improve their returns.
Given these conditions, ZIP 89449 might suit both hands-off voucher operators and hands-on value-add buyers. For hands-off operators, the presence of a substantial number of renters and the alignment of FMR with market rents provides a stable environment where Section 8 vouchers can cover most of the costs associated with renting out properties. On the other hand, for those looking to actively manage and enhance property values, the potential to command rents above the FMR, combined with the affluent demographic, offers a chance to create additional value through improvements and strategic management.
In conclusion, ZIP 89449 presents a mix of characteristics that make it an interesting investment opportunity for Section 8 investors. Whether you prefer a passive approach or are willing to engage in active property management, the economic indicators suggest that this area has the potential to deliver solid returns while catering to the needs of a diverse set of tenants.
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.