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San Luis Obispo County/Creston/93432

93432

ZIPSAFMR
San Luis Obispo County, CA
Zillow

ZIP Investment Score

61Below average

095130300
BRFMR
Eff. Rent
0 BR$1,970$1,970
1 BR$2,170$2,170
2 BR$2,840$2,840
3 BR$3,790$3,790
4 BR$4,390$4,390
5 BR$5,049Not available
6 BR$5,806Not available
7 BR$6,677Not available
8 BR$7,678Not available

Purchase Price Calculator

Maximum purchase price
$360,106

Cost breakdown

+Likely effective rent$2,840
HUD FMRUsed$2,840
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,821
Loan amount$288,085
Down payment$72,021
Rate6.50%
Term30 years
-Operating costs-$819
Property taxes-$360
Insurance-$175
Utilities$0
HOA$0
Management-$284
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$45,210(62.8% ROI)
Projected value
$387,795
Return breakdown
Property appreciation+$27,689
Loan principal paid down+$10,321
Rental cash flow+$7,200
5-year hold
+$77,727(107.9% ROI)
Projected value
$407,427
Return breakdown
Property appreciation+$47,321
Loan principal paid down+$18,406
Rental cash flow+$12,000
10-year hold
+$168,718(234.3% ROI)
Projected value
$460,967
Return breakdown
Property appreciation+$100,860
Loan principal paid down+$43,858
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
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Mortgage rate
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ZIP 93432 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 93432 (Creston, CA) is $2,840 a month. That is up 2.9% from $2,760 in FY 2026. Creston is in the San Luis Obispo-Paso Robles, 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 $2,720. Among 36 ZIP codes in San Luis Obispo County, 93432 has the 6th-highest two-bedroom rent (county range $2,410–$3,720). The median county two-bedroom FMR in California is $1,725, so ZIP 93432 is 65% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 93432
BedroomsFY 2027Change90–110% range
Studio$1,970+3.7%$1,773–$2,167
1BR$2,170+3.3%$1,953–$2,387
2BR$2,840+2.9%$2,556–$3,124
3BR$3,790+2.4%$3,411–$4,169
4BR$4,390+3.5%$3,951–$4,829

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 93432
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,970$2,170$2,840$3,790$4,390
FY 2026$1,900$2,100$2,760$3,700$4,240
FY 2025$1,670$1,860$2,430$3,250$3,680
FY 2024$1,550$1,740$2,290$3,060$3,490
FY 2023$1,180$1,300$1,710$2,420$2,750

Two-bedroom rent in nearby San Luis Obispo County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 93432
93421$2,720−4.2%
93422$2,610−8.1%
93423$2,720−4.2%
93424$2,830−0.4%
93426$2,430−14.4%
93428$2,680−5.6%
93430$2,410−15.1%
93432Current$2,840—
93433$2,720−4.2%
93435$2,720−4.2%
93442$2,580−9.2%
93443$2,720−4.2%

Questions about ZIP 93432 rents

How much will Section 8 pay for a two-bedroom in ZIP 93432?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $2,720, which applies unless the housing authority uses Small Area FMRs, that basic range is $2,448 to $2,992 a month; under the ZIP-level Small Area FMR of $2,840 it would be $2,556 to $3,124. 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 93432 in?

ZIP 93432 is in the San Luis Obispo-Paso Robles, CA MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $2,720.

How much did fair market rent change in ZIP 93432 for FY 2027?

The two-bedroom FMR rose 2.9%, from $2,760 in FY 2026 to $2,840 in FY 2027. Since FY 2023 it has risen 66.1%.

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