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San Mateo County/Brisbane/94005

94005

ZIPSAFMR
San Mateo County, CA
Zillow

ZIP Investment Score

62Below average

095130300
BRFMR
Eff. Rent
0 BR$2,470$2,310
1 BR$2,880$2,640
2 BR$3,540$3,550
3 BR$4,630$4,670
4 BR$5,210$5,270
5 BR$5,991Not available
6 BR$6,890Not available
7 BR$7,924Not available
8 BR$9,112Not available

Purchase Price Calculator

Maximum purchase price
$465,612

Cost breakdown

+Likely effective rent$3,550
HUD FMR$3,540
Market rent$3,560
Est. payment standard (100%)Used$3,550
-Principal and interest-$2,354
Loan amount$372,490
Down payment$93,122
Rate6.50%
Term30 years
-Operating costs-$996
Property taxes-$466
Insurance-$175
Utilities$0
HOA$0
Management-$355
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$56,347(60.5% ROI)
Projected value
$501,413
Return breakdown
Property appreciation+$35,801
Loan principal paid down+$13,345
Rental cash flow+$7,200
5-year hold
+$96,984(104.1% ROI)
Projected value
$526,797
Return breakdown
Property appreciation+$61,185
Loan principal paid down+$23,798
Rental cash flow+$12,000
10-year hold
+$211,118(226.7% ROI)
Projected value
$596,023
Return breakdown
Property appreciation+$130,411
Loan principal paid down+$56,707
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.07
1 BR
1.09
2 BR
0.99
3 BR
0.99
4 BR
0.98
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 94005 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94005 (Brisbane, CA) is $3,540 a month. That is up 2.0% from $3,470 in FY 2026. Brisbane is in the San Francisco, 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 $3,697. Among 35 ZIP codes in San Mateo County, 94005 has the 31st-highest two-bedroom rent (county range $3,250–$5,050). The median county two-bedroom FMR in California is $1,725, so ZIP 94005 is 105% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94005
BedroomsFY 2027Change90–110% range
Studio$2,470+3.3%$2,223–$2,717
1BR$2,880+0.3%$2,592–$3,168
2BR$3,540+2.0%$3,186–$3,894
3BR$4,630+4.5%$4,167–$5,093
4BR$5,210+13.5%$4,689–$5,731

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94005
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,470$2,880$3,540$4,630$5,210
FY 2026$2,390$2,870$3,470$4,430$4,590
FY 2025$2,170$2,660$3,170$3,950$4,200
FY 2024$2,100$2,580$3,070$3,760$4,090
FY 2023$1,990$2,460$2,940$3,710$4,040

Two-bedroom rent in nearby San Mateo County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 94005
94002$3,940+11.3%
94005Current$3,540—
94010$3,880+9.6%
94011$3,930+11.0%
94014$3,250−8.2%
94015$3,800+7.3%
94017$3,930+11.0%
94018$3,320−6.2%
94019$3,320−6.2%
94020$4,100+15.8%
94021$3,930+11.0%
94025$4,290+21.2%

Questions about ZIP 94005 rents

How much will Section 8 pay for a two-bedroom in ZIP 94005?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $3,697, which applies unless the housing authority uses Small Area FMRs, that basic range is $3,327 to $4,067 a month; under the ZIP-level Small Area FMR of $3,540 it would be $3,186 to $3,894. 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 94005 in?

ZIP 94005 is in the San Francisco, CA HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $3,697.

How much did fair market rent change in ZIP 94005 for FY 2027?

The two-bedroom FMR rose 2.0%, from $3,470 in FY 2026 to $3,540 in FY 2027. Since FY 2023 it has risen 20.4%.

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