At the June 2026 Zillow reading, ZIP 89436 carries a typical observed asking-rent index of $2,284 per month, 6.6% above the same month a year earlier. This is a ZIP-level Zillow ZORI, not a lease survey: it is a typical observed asking-rent index blended across rental types. The immediate signal is therefore a broad advertised-rent benchmark rather than the price, size, condition, concessions, or utility treatment of any one available home. That distinction matters because the index supplies a current market reference but does not classify an individual listing or establish its final contract rent.
The shorter-term rise breaks above, rather than merely confirms, the longer historical pace. Exact same-month annualized change was 6.6% over one year, 3.9% over three years, and 2.9% over five years, so the most recent period accelerated relative to both longer windows. Annualized monthly-return variability was 2.3%, while the maximum drawdown was -2.4%; the series has 100% coverage across 138 observations. Momentum, stability, and balanced transparent national discovery ranks were 323, 392, and 64 among history-eligible ZIPs, respectively, where a lower rank is higher. These are backward-looking measurements, not forecasts or investment recommendations. Because the reported variability and drawdown quantify past movement, the confidence warranted for one current snapshot comes from reading it alongside the full record, not from treating it as a standalone price.
Zillow and Census figures answer different questions. The five-digit label is both a Zillow ZIP market identifier and a Census ZCTA match; a ZCTA is a statistical area and is not identical to a USPS delivery ZIP. In the ACS 2024 five-year survey, median gross rent is $2,128, with a reported $93 margin of error. That measure covers occupied renter homes and includes selected utilities, making it 7.3% below the current ZORI without making the two measures inconsistent. The FY2026 HUD two-bedroom FMR is $1,870, 22.1% below ZORI. HUD FMR/SAFMR is an administrative bedroom-specific standard, not asking rent.
Scaling the ZIP index with the local HUD ladder's relative steps across bedroom sizes produces modelled monthly ZIP estimates, in ascending order from studio through four bedrooms: $1,574 for a studio, $1,819 for one bedroom, $2,284 for two bedrooms, $3,101 for three bedrooms, and $3,602 for four bedrooms. These figures scale ZORI using the local HUD ladder. They are modelled estimates, never measured bedroom rents, and they should not be interpreted as counts of available units, signed leases, or price quotes for a specific home.
Income and reported burden add a separate screen to the asking-rent index. The matched ZCTA median household income is $114,100; at that income, the ZIP ZORI represents 24% of annual income before property-specific costs are known. At a 30% of income screen, the arithmetic required annual income is $91,360. This screen is arithmetic, not advice or an applicant qualification rule. Separately, ACS places 49.6% of renter households in the 30%-or-more burden category. That population-level survey result does not establish the payment burden of a particular household or the affordability of a particular listed unit.
The matched ZCTA reports 16,165 single-family units and 498 large multifamily units. Its all-housing vacancy rate is 4.6%, with 300 vacant units classified as for rent. These stock and vacancy data identify area-level categories, not the availability, condition, or asking rent of a particular unit. The supplied counts do not assign an individual address to either category. For wider-area context, the Sparks city rent context, the Washoe County rent context, and the Reno, NV metro rent context are all below the ZIP index; the county and metro values are each $2,004, and all three are wider-area context rather than ZIP measurements. The scopes should not be blended into a property comparison.
The dataset leaves property-specific facts unobserved. ZORI is a current typical index, ACS is a historic survey median, HUD is a standard, and the recorded historical results remain descriptive rather than predictive. A property-level comparison needs the advertised base rent, bedroom count, home type, availability date, utility responsibilities, concessions, fees, and lease terms; it also needs confirmation that the address belongs in the relevant ZIP rather than merely using a postal label. Aggregate data cannot replace those property-specific facts in a real listing. No aggregate source resolves those unknowns. None of these sources reports the condition, exact address, or contractual terms of a prospective home. The practical closing question is not which aggregate figure is right, but whether the specific home's terms align with the source and measurement appropriate to the comparison.