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Orange County/Orange/92869

92869

ZIPSAFMR
Orange County, CA
Zillow

ZIP Investment Score

50Below average

095130300
BRFMR
Eff. Rent
0 BR$2,520$2,320
1 BR$2,550$2,530
2 BR$2,990$3,240
3 BR$4,060$4,310
4 BR$4,860$5,350
5 BR$5,589Not available
6 BR$6,427Not available
7 BR$7,391Not available
8 BR$8,500Not available

Purchase Price Calculator

Maximum purchase price
$419,546

Cost breakdown

+Likely effective rent$3,240
HUD FMR$2,990
Market rent$3,380
Est. payment standard (108%)Used$3,240
-Principal and interest-$2,121
Loan amount$335,637
Down payment$83,909
Rate6.50%
Term30 years
-Operating costs-$919
Property taxes-$420
Insurance-$175
Utilities$0
HOA$0
Management-$324
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$51,484(61.4% ROI)
Projected value
$451,805
Return breakdown
Property appreciation+$32,259
Loan principal paid down+$12,025
Rental cash flow+$7,200
5-year hold
+$88,576(105.6% ROI)
Projected value
$474,678
Return breakdown
Property appreciation+$55,132
Loan principal paid down+$21,444
Rental cash flow+$12,000
10-year hold
+$192,605(229.5% ROI)
Projected value
$537,055
Return breakdown
Property appreciation+$117,508
Loan principal paid down+$51,097
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.09
1 BR
1.01
2 BR
0.88
3 BR
0.91
4 BR
0.85
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 92869 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 92869 (Orange, CA) is $2,990 a month. That is down 6.0% from $3,180 in FY 2026. Orange 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, 92869 has the 113th-highest two-bedroom rent (county range $2,690–$4,590). The median county two-bedroom FMR in California is $1,725, so ZIP 92869 is 73% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 92869
BedroomsFY 2027Change90–110% range
Studio$2,520−4.5%$2,268–$2,772
1BR$2,550−5.6%$2,295–$2,805
2BR$2,990−6.0%$2,691–$3,289
3BR$4,060−6.0%$3,654–$4,466
4BR$4,860−5.8%$4,374–$5,346

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 92869
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,520$2,550$2,990$4,060$4,860
FY 2026$2,640$2,700$3,180$4,320$5,160
FY 2025$2,330$2,430$2,870$3,880$4,640
FY 2024$2,190$2,330$2,770$3,750$4,450
FY 2023$1,950$2,120$2,550$3,460$4,050

Two-bedroom rent in nearby Orange County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 92869
92859$3,060+2.3%
92861$2,920−2.3%
92862$3,060+2.3%
92863$3,060+2.3%
92864$3,060+2.3%
92865$3,090+3.3%
92866$2,920−2.3%
92867$2,920−2.3%
92868$3,240+8.4%
92869Current$2,990—
92870$2,920−2.3%
92871$3,060+2.3%

Questions about ZIP 92869 rents

How much will Section 8 pay for a two-bedroom in ZIP 92869?

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 $2,990 it would be $2,691 to $3,289. 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 92869 in?

ZIP 92869 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 92869 for FY 2027?

The two-bedroom FMR fell 6.0%, from $3,180 in FY 2026 to $2,990 in FY 2027. Since FY 2023 it has risen 17.3%.

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