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Orange County/Lake Forest/92630

92630

ZIPSAFMR
Orange County, CA
Zillow

ZIP Investment Score

50Below average

095130300
BRFMR
Eff. Rent
0 BR$2,910$2,320
1 BR$2,950$2,740
2 BR$3,450$3,260
3 BR$4,690$4,360
4 BR$5,600$5,680
5 BR$6,440Not available
6 BR$7,406Not available
7 BR$8,517Not available
8 BR$9,794Not available

Purchase Price Calculator

Maximum purchase price
$422,518

Cost breakdown

+Likely effective rent$3,260
HUD FMR$3,450
Market rentUsed$3,260
Est. payment standard (96%)$3,330
-Principal and interest-$2,136
Loan amount$338,015
Down payment$84,504
Rate6.50%
Term30 years
-Operating costs-$924
Property taxes-$423
Insurance-$175
Utilities$0
HOA$0
Management-$326
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$51,798(61.3% ROI)
Projected value
$455,006
Return breakdown
Property appreciation+$32,488
Loan principal paid down+$12,110
Rental cash flow+$7,200
5-year hold
+$89,118(105.5% ROI)
Projected value
$478,041
Return breakdown
Property appreciation+$55,522
Loan principal paid down+$21,596
Rental cash flow+$12,000
10-year hold
+$193,800(229.3% ROI)
Projected value
$540,859
Return breakdown
Property appreciation+$118,341
Loan principal paid down+$51,459
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.25
1 BR
1.08
2 BR
1.06
3 BR
1.08
4 BR
0.98
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 92630 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 92630 (Lake Forest, CA) is $3,450 a month. That is down 3.4% from $3,570 in FY 2026. Lake Forest 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, 92630 has the 30th-highest two-bedroom rent (county range $2,690–$4,590). The median county two-bedroom FMR in California is $1,725, so ZIP 92630 is 100% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 92630
BedroomsFY 2027Change90–110% range
Studio$2,910−1.7%$2,619–$3,201
1BR$2,950−2.6%$2,655–$3,245
2BR$3,450−3.4%$3,105–$3,795
3BR$4,690−3.3%$4,221–$5,159
4BR$5,600−3.3%$5,040–$6,160

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 92630
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,910$2,950$3,450$4,690$5,600
FY 2026$2,960$3,030$3,570$4,850$5,790
FY 2025$2,500$2,610$3,090$4,180$5,000
FY 2024$2,390$2,540$3,020$4,090$4,850
FY 2023$2,160$2,350$2,830$3,840$4,490

Two-bedroom rent in nearby Orange County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 92630
92618$4,340+25.8%
92619$3,060−11.3%
92620$4,080+18.3%
92623$3,060−11.3%
92624$3,570+3.5%
92625$4,290+24.3%
92626$3,440−0.3%
92627$3,080−10.7%
92628$3,060−11.3%
92629$3,720+7.8%
92630Current$3,450—
92637$2,920−15.4%

Questions about ZIP 92630 rents

How much will Section 8 pay for a two-bedroom in ZIP 92630?

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 $3,450 it would be $3,105 to $3,795. 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 92630 in?

ZIP 92630 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 92630 for FY 2027?

The two-bedroom FMR fell 3.4%, from $3,570 in FY 2026 to $3,450 in FY 2027. Since FY 2023 it has risen 21.9%.

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 rentLake Forest, CA fair market rentCA statewide rentsWhat is SAFMR?Data sources