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San Mateo County/Pacifica/94044

94044

ZIPSAFMR
San Mateo County, CA
Zillow

ZIP Investment Score

72Below average

095130300
BRFMR
Eff. Rent
0 BR$2,900$2,300
1 BR$3,390$2,830
2 BR$4,170$4,250
3 BR$5,450$5,120
4 BR$6,130$5,670
5 BR$7,049Not available
6 BR$8,107Not available
7 BR$9,323Not available
8 BR$10,721Not available

Purchase Price Calculator

Maximum purchase price
$569,632

Cost breakdown

+Likely effective rent$4,250
HUD FMR$4,170
Market rent$4,290
Est. payment standard (102%)Used$4,250
-Principal and interest-$2,880
Loan amount$455,705
Down payment$113,926
Rate6.50%
Term30 years
-Operating costs-$1,170
Property taxes-$570
Insurance-$175
Utilities$0
HOA$0
Management-$425
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$67,326(59.1% ROI)
Projected value
$613,431
Return breakdown
Property appreciation+$43,799
Loan principal paid down+$16,327
Rental cash flow+$7,200
5-year hold
+$115,969(101.8% ROI)
Projected value
$644,486
Return breakdown
Property appreciation+$74,854
Loan principal paid down+$29,115
Rental cash flow+$12,000
10-year hold
+$252,921(222.0% ROI)
Projected value
$729,177
Return breakdown
Property appreciation+$159,545
Loan principal paid down+$69,376
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.26
1 BR
1.20
2 BR
0.97
3 BR
1.06
4 BR
1.08
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 94044 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94044 (Pacifica, CA) is $4,170 a month. That is up 2.0% from $4,090 in FY 2026. Pacifica 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, 94044 is tied for the 6th-highest two-bedroom rent (county range $3,250–$5,050). The median county two-bedroom FMR in California is $1,725, so ZIP 94044 is 142% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94044
BedroomsFY 2027Change90–110% range
Studio$2,900+2.8%$2,610–$3,190
1BR$3,390+0.3%$3,051–$3,729
2BR$4,170+2.0%$3,753–$4,587
3BR$5,450+4.4%$4,905–$5,995
4BR$6,130+13.1%$5,517–$6,743

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94044
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,900$3,390$4,170$5,450$6,130
FY 2026$2,820$3,380$4,090$5,220$5,420
FY 2025$2,270$2,770$3,310$4,130$4,390
FY 2024$2,430$2,990$3,560$4,360$4,740
FY 2023$2,410$2,980$3,560$4,370$4,780

Two-bedroom rent in nearby San Mateo County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 94044
94025$4,290+2.9%
94026$3,930−5.8%
94027$4,160−0.2%
94028$3,790−9.1%
94030$4,460+7.0%
94037$4,1700.0%
94038$3,320−20.4%
94044Current$4,170—
94060$3,930−5.8%
94061$3,810−8.6%
94062$3,870−7.2%
94063$3,850−7.7%

Questions about ZIP 94044 rents

How much will Section 8 pay for a two-bedroom in ZIP 94044?

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 $4,170 it would be $3,753 to $4,587. 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 94044 in?

ZIP 94044 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 94044 for FY 2027?

The two-bedroom FMR rose 2.0%, from $4,090 in FY 2026 to $4,170 in FY 2027. Since FY 2023 it has risen 17.1%.

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