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Orange County/Irvine/92612

92612

ZIPSAFMR
Orange County, CA
Zillow

ZIP Investment Score

41Below average

095130300
BRFMR
Eff. Rent
0 BR$3,350$2,470
1 BR$3,390$2,720
2 BR$3,970$3,940
3 BR$5,390$4,800
4 BR$6,450$5,340
5 BR$7,417Not available
6 BR$8,530Not available
7 BR$9,810Not available
8 BR$11,281Not available

Purchase Price Calculator

Maximum purchase price
$523,566

Cost breakdown

+Likely effective rent$3,940
HUD FMR$3,970
Market rentUsed$3,940
Est. payment standard (100%)$3,950
-Principal and interest-$2,647
Loan amount$418,853
Down payment$104,713
Rate6.50%
Term30 years
-Operating costs-$1,093
Property taxes-$524
Insurance-$175
Utilities$0
HOA$0
Management-$394
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$62,464(59.7% ROI)
Projected value
$563,823
Return breakdown
Property appreciation+$40,257
Loan principal paid down+$15,006
Rental cash flow+$7,200
5-year hold
+$107,561(102.7% ROI)
Projected value
$592,367
Return breakdown
Property appreciation+$68,801
Loan principal paid down+$26,761
Rental cash flow+$12,000
10-year hold
+$234,408(223.9% ROI)
Projected value
$670,209
Return breakdown
Property appreciation+$146,643
Loan principal paid down+$63,766
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.36
1 BR
1.25
2 BR
1.01
3 BR
1.12
4 BR
1.21
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 92612 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 92612 (Irvine, CA) is $3,970 a month. That is down 3.4% from $4,110 in FY 2026. Irvine is in the Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the metro-wide two-bedroom FMR of $3,057. Among 143 ZIP codes in Orange County, 92612 has the 12th-highest two-bedroom rent (county range $2,690–$4,590). The median county two-bedroom FMR in California is $1,725, so ZIP 92612 is 130% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 92612
BedroomsFY 2027Change90–110% range
Studio$3,350−1.8%$3,015–$3,685
1BR$3,390−2.9%$3,051–$3,729
2BR$3,970−3.4%$3,573–$4,367
3BR$5,390−3.4%$4,851–$5,929
4BR$6,450−3.2%$5,805–$7,095

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 92612
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$3,350$3,390$3,970$5,390$6,450
FY 2026$3,410$3,490$4,110$5,580$6,660
FY 2025$2,910$3,040$3,590$4,860$5,800
FY 2024$2,840$3,020$3,590$4,860$5,760
FY 2023$2,610$2,850$3,420$4,640$5,430

Two-bedroom rent in nearby Orange County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 92612
92605$3,060−22.9%
92606$3,650−8.1%
92607$3,060−22.9%
92609$3,060−22.9%
92610$3,790−4.5%
92612Current$3,970—
92614$3,750−5.5%
92615$3,060−22.9%
92616$3,060−22.9%
92617$2,920−26.4%
92618$4,340+9.3%
92619$3,060−22.9%

Questions about ZIP 92612 rents

How much will Section 8 pay for a two-bedroom in ZIP 92612?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $3,057, which applies unless the housing authority uses Small Area FMRs, that basic range is $2,751 to $3,363 a month; under the ZIP-level Small Area FMR of $3,970 it would be $3,573 to $4,367. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 92612 in?

ZIP 92612 is in the Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $3,057.

How much did fair market rent change in ZIP 92612 for FY 2027?

The two-bedroom FMR fell 3.4%, from $4,110 in FY 2026 to $3,970 in FY 2027. Since FY 2023 it has risen 16.1%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentIrvine, CA fair market rentCA statewide rentsWhat is SAFMR?Data sources