93389

ZIPSAFMR

Kern County, CA

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,270	$1,400	9.8%
1 BR	$1,280	$1,410	9.7%
2 BR	$1,660	$1,830	9.6%
3 BR	$2,300	$2,220	8.9%
4 BR	$2,770	$2,320	9.0%
5 BR	$3,185	Not available	9.0%
6 BR	$3,663	Not available	9.0%
7 BR	$4,213	Not available	9.0%
8 BR	$4,845	Not available	9.0%

Purchase Price Calculator

Maximum purchase price

$210,021

Cost breakdown

+Likely effective rent$1,830

HUD FMR$1,660

Market rent$1,920

Est. payment standard (110%)Used$1,830

-Principal and interest-$1,062

Loan amount$168,017

Down payment$42,004

Rate6.50%

Term30 years

-Operating costs-$568

Property taxes-$210

Insurance-$175

Utilities$0

HOA$0

Management-$183

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$29,368(69.9% ROI)

Projected value

$226,169

Return breakdown

Property appreciation+$16,149

Loan principal paid down+$6,020

Rental cash flow+$7,200

5-year hold

+$50,333(119.8% ROI)

Projected value

$237,619

Return breakdown

Property appreciation+$27,598

Loan principal paid down+$10,735

Rental cash flow+$12,000

10-year hold

+$108,402(258.1% ROI)

Projected value

$268,844

Return breakdown

Property appreciation+$58,824

Loan principal paid down+$25,579

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.69ratio

FMR$1,270

Market$1,830

vs market-$560

FMR is below market; voucher rent may lag private rents.

0.69

1 BR

0.70ratio

FMR$1,280

Market$1,820

vs market-$540

FMR is below market; voucher rent may lag private rents.

0.70

2 BR

0.86ratio

FMR$1,660

Market$1,920

vs market-$260

FMR is below market; voucher rent may lag private rents.

0.86

3 BR

1.04ratio

FMR$2,300

Market$2,220

vs market+$80

FMR is near market; voucher and private rents are aligned.

1.04

4 BR

1.19ratio

FMR$2,770

Market$2,320

vs market+$450

FMR is above market; underwrite to market rent.

1.19

0.700.800.901.001.101.201.30aligned range

Historical

FY 2023-2027

FMR: FY2027
Market rent: last ~365 days
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 93389 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 93389 (Bakersfield, CA) is $1,660 a month. That is up 12.2% from $1,480 in FY 2026. Bakersfield is in the Bakersfield-Delano, CA MSA. 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 $1,656. Among 64 ZIP codes in Kern County, 93389 is tied for the 23rd-highest two-bedroom rent (county range $1,340–$2,480). The median county two-bedroom FMR in California is $1,725, so ZIP 93389 is 4% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 93389
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,130	$1,270	+12.4%	$1,143–$1,397
1BR	$1,140	$1,280	+12.3%	$1,152–$1,408
2BR	$1,480	$1,660	+12.2%	$1,494–$1,826
3BR	$2,060	$2,300	+11.7%	$2,070–$2,530
4BR	$2,480	$2,770	+11.7%	$2,493–$3,047

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 93389
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,270	$1,280	$1,660	$2,300	$2,770
FY 2026	$1,130	$1,140	$1,480	$2,060	$2,480
FY 2025	$1,060	$1,060	$1,380	$1,930	$2,320
FY 2024	$960	$970	$1,260	$1,780	$2,140
FY 2023	$870	$870	$1,140	$1,620	$1,940

Two-bedroom rent in nearby Kern County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 93389
93311	$2,430	+46.4%
93312	$2,480	+49.4%
93313	$2,420	+45.8%
93314	$2,480	+49.4%
93380	$1,660	0.0%
93384	$1,660	0.0%
93385	$1,660	0.0%
93386	$1,660	0.0%
93387	$1,660	0.0%
93388	$1,660	0.0%
93389Current	$1,660	—
93390	$1,660	0.0%

Questions about ZIP 93389 rents

How much will Section 8 pay for a two-bedroom in ZIP 93389?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,656, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,490 to $1,822 a month; under the ZIP-level Small Area FMR of $1,660 it would be $1,494 to $1,826. 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 93389 in?

ZIP 93389 is in the Bakersfield-Delano, CA MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,656.

How much did fair market rent change in ZIP 93389 for FY 2027?

The two-bedroom FMR rose 12.2%, from $1,480 in FY 2026 to $1,660 in FY 2027. Since FY 2023 it has risen 45.6%.

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 rent Bakersfield, CA fair market rent CA statewide rents What is SAFMR?Data sources