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Merced County/Dos Palos/93620

93620

ZIPSAFMR
Merced County, CA
Zillow

ZIP Investment Score

76Below average

095130300
BRFMR
Eff. Rent
0 BR$1,220$1,220
1 BR$1,220$1,220
2 BR$1,500$1,500
3 BR$2,090$2,090
4 BR$2,400$2,400
5 BR$2,760Not available
6 BR$3,174Not available
7 BR$3,650Not available
8 BR$4,198Not available

Purchase Price Calculator

Maximum purchase price
$160,983

Cost breakdown

+Likely effective rent$1,500
HUD FMRUsed$1,500
Market rentN/A
Est. payment standardN/A
-Principal and interest-$814
Loan amount$128,786
Down payment$32,197
Rate6.50%
Term30 years
-Operating costs-$486
Property taxes-$161
Insurance-$175
Utilities$0
HOA$0
Management-$150
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$24,192(75.1% ROI)
Projected value
$173,361
Return breakdown
Property appreciation+$12,378
Loan principal paid down+$4,614
Rental cash flow+$7,200
5-year hold
+$41,383(128.5% ROI)
Projected value
$182,137
Return breakdown
Property appreciation+$21,154
Loan principal paid down+$8,228
Rental cash flow+$12,000
10-year hold
+$88,695(275.5% ROI)
Projected value
$206,072
Return breakdown
Property appreciation+$45,089
Loan principal paid down+$19,606
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 93620 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 93620 (Dos Palos, CA) is $1,500 a month. That is up 10.3% from $1,360 in FY 2026. Dos Palos is in the Merced, 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 $1,517. Among 22 ZIP codes in Merced County, 93620 has the 9th-highest two-bedroom rent (county range $1,360–$1,860). The median county two-bedroom FMR in California is $1,725, so ZIP 93620 is 13% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 93620
BedroomsFY 2027Change90–110% range
Studio$1,220+11.9%$1,098–$1,342
1BR$1,220+9.9%$1,098–$1,342
2BR$1,500+10.3%$1,350–$1,650
3BR$2,090+10.0%$1,881–$2,299
4BR$2,400+4.8%$2,160–$2,640

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 93620
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,220$1,220$1,500$2,090$2,400
FY 2026$1,090$1,110$1,360$1,900$2,290
FY 2025$1,040$1,070$1,320$1,830$2,210
FY 2024$900$1,020$1,250$1,760$2,120
FY 2023$830$900$1,100$1,570$1,870

Two-bedroom rent in nearby Merced County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 93620
93620Current$1,500—
93635$1,760+17.3%
93661$1,520+1.3%
93665$1,470−2.0%
95301$1,420−5.3%
95303$1,360−9.3%
95312$1,360−9.3%
95315$1,410−6.0%
95317$1,360−9.3%
95322$1,590+6.0%
95324$1,720+14.7%
95333$1,360−9.3%

Questions about ZIP 93620 rents

How much will Section 8 pay for a two-bedroom in ZIP 93620?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,517, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,365 to $1,669 a month; under the ZIP-level Small Area FMR of $1,500 it would be $1,350 to $1,650. 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 93620 in?

ZIP 93620 is in the Merced, CA MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,517.

How much did fair market rent change in ZIP 93620 for FY 2027?

The two-bedroom FMR rose 10.3%, from $1,360 in FY 2026 to $1,500 in FY 2027. Since FY 2023 it has risen 36.4%.

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