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Fresno County/Prather/93651

93651

ZIPSAFMR
Fresno County, CA
Zillow

ZIP Investment Score

74Below average

095130300
BRFMR
Eff. Rent
0 BR$1,880$1,880
1 BR$1,890$1,890
2 BR$2,330$2,330
3 BR$3,230$3,230
4 BR$3,700$3,700
5 BR$4,255Not available
6 BR$4,893Not available
7 BR$5,627Not available
8 BR$6,471Not available

Purchase Price Calculator

Maximum purchase price
$284,321

Cost breakdown

+Likely effective rent$2,330
HUD FMRUsed$2,330
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,438
Loan amount$227,456
Down payment$56,864
Rate6.50%
Term30 years
-Operating costs-$692
Property taxes-$284
Insurance-$175
Utilities$0
HOA$0
Management-$233
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$37,211(65.4% ROI)
Projected value
$306,182
Return breakdown
Property appreciation+$21,862
Loan principal paid down+$8,149
Rental cash flow+$7,200
5-year hold
+$63,894(112.4% ROI)
Projected value
$321,683
Return breakdown
Property appreciation+$37,362
Loan principal paid down+$14,532
Rental cash flow+$12,000
10-year hold
+$138,261(243.1% ROI)
Projected value
$363,954
Return breakdown
Property appreciation+$79,634
Loan principal paid down+$34,628
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
--
Mortgage rate
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ZIP 93651 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 93651 (Prather, CA) is $2,330 a month. That is up 16.5% from $2,000 in FY 2026. Prather is in the Fresno, 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 $1,685. Among 92 ZIP codes in Fresno County, 93651 has the 7th-highest two-bedroom rent (county range $1,450–$2,620). The median county two-bedroom FMR in California is $1,725, so ZIP 93651 is 35% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 93651
BedroomsFY 2027Change90–110% range
Studio$1,880+16.0%$1,692–$2,068
1BR$1,890+16.0%$1,701–$2,079
2BR$2,330+16.5%$2,097–$2,563
3BR$3,230+16.2%$2,907–$3,553
4BR$3,700+15.6%$3,330–$4,070

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 93651
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,880$1,890$2,330$3,230$3,700
FY 2026$1,620$1,630$2,000$2,780$3,200
FY 2025$1,470$1,480$1,830$2,560$2,940
FY 2024$1,460$1,470$1,830$2,580$2,950
FY 2023$1,320$1,320$1,670$2,350$2,690

Two-bedroom rent in nearby Fresno County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 93651
93641$1,670−28.3%
93642$1,690−27.5%
93646$1,500−35.6%
93648$1,500−35.6%
93649$1,690−27.5%
93650$1,550−33.5%
93651Current$2,330—
93652$1,500−35.6%
93654$1,570−32.6%
93656$1,500−35.6%
93657$1,510−35.2%
93660$1,500−35.6%

Questions about ZIP 93651 rents

How much will Section 8 pay for a two-bedroom in ZIP 93651?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,685, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,517 to $1,854 a month; under the ZIP-level Small Area FMR of $2,330 it would be $2,097 to $2,563. 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 93651 in?

ZIP 93651 is in the Fresno, CA HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,685.

How much did fair market rent change in ZIP 93651 for FY 2027?

The two-bedroom FMR rose 16.5%, from $2,000 in FY 2026 to $2,330 in FY 2027. Since FY 2023 it has risen 39.5%.

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