Location: Douglas County, NV | Metro: Carson City, NV 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 | $1,010 |
| 1 Bedroom | $1,170 |
| 2 Bedrooms | $1,450 |
| 3 Bedrooms | $2,010 |
| 4 Bedrooms | $2,430 |
| 5 Bedrooms | $2,819 |
| 6 Bedrooms | $3,157 |
| 7 Bedrooms | $3,410 |
| 8 Bedrooms | $3,581 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $2,010 | $518,194 | 0.39% | F |
| 4BR | $2,430 | $723,081 | 0.34% | F |
U.S. Census Bureau data (2024)
The market analysis for Section 8 investors in ZIP code 89705, located in Douglas County, Nevada, reveals a favorable rental environment. The Fair Market Rent (FMR) as determined by HUD for this area is set at $1790 for FY 2024. This amount is significantly higher than the average market rent reported by the Census Bureau's American Community Survey (ACS), which stands at $1,441. This comparison suggests that voucher tenants can cashflow positively at the FMR level, without requiring premium units.
To further analyze the investment potential, consider the median home value in ZIP 89705, which is $527,240. Using the HUD FMR of $1790, the annualized rent would be approximately $21,480, leading to a rent-to-price ratio of roughly 4.07%. This ratio indicates that the rental income generated from properties could represent a reasonable percentage of their purchase price, making it an attractive proposition for investors seeking a balance between rental income and property value.
The dynamics of the local real estate market also support this analysis. With a median Days on Market (DOM) of N/A and a price-cut share of 0.2%, the buy-side market shows little volatility, suggesting strong stability. This stability is crucial for long-term investments, as it minimizes the risk of significant fluctuations in property values and ensures consistent returns.
In summary, the strongest investor angle in ZIP 89705 is cashflow. The disparity between the HUD FMR and the actual market rent provides a substantial buffer, ensuring that properties leased to voucher tenants will generate positive cash flow. Additionally, the low price-cut share and stable DOM indicate a reliable and predictable real estate market, further enhancing the appeal for Section 8 investors.
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.