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Contra Costa County/Bethel Island/94511

94511

ZIPSAFMR
Contra Costa County, CA
Zillow

ZIP Investment Score

57Below average

095130300
BRFMR
Eff. Rent
0 BR$1,930$1,930
1 BR$2,150$1,940
2 BR$2,630$2,490
3 BR$3,360$3,240
4 BR$3,980$3,830
5 BR$4,577Not available
6 BR$5,264Not available
7 BR$6,053Not available
8 BR$6,961Not available

Purchase Price Calculator

Maximum purchase price
$308,096

Cost breakdown

+Likely effective rent$2,490
HUD FMR$2,630
Market rentUsed$2,490
Est. payment standard (97%)$2,540
-Principal and interest-$1,558
Loan amount$246,477
Down payment$61,619
Rate6.50%
Term30 years
-Operating costs-$732
Property taxes-$308
Insurance-$175
Utilities$0
HOA$0
Management-$249
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$39,720(64.5% ROI)
Projected value
$331,786
Return breakdown
Property appreciation+$23,690
Loan principal paid down+$8,831
Rental cash flow+$7,200
5-year hold
+$68,234(110.7% ROI)
Projected value
$348,583
Return breakdown
Property appreciation+$40,486
Loan principal paid down+$15,747
Rental cash flow+$12,000
10-year hold
+$147,816(239.9% ROI)
Projected value
$394,390
Return breakdown
Property appreciation+$86,293
Loan principal paid down+$37,523
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.00
1 BR
1.11
2 BR
1.06
3 BR
1.04
4 BR
1.04
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 94511 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94511 (Bethel Island, CA) is $2,630 a month. That is up 8.7% from $2,420 in FY 2026. Bethel Island is in the Oakland-Fremont, 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 $2,805. Among 49 ZIP codes in Contra Costa County, 94511 is tied for the 40th-highest two-bedroom rent (county range $2,630–$3,650). The median county two-bedroom FMR in California is $1,725, so ZIP 94511 is 52% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94511
BedroomsFY 2027Change90–110% range
Studio$1,930+10.3%$1,737–$2,123
1BR$2,150+8.0%$1,935–$2,365
2BR$2,630+8.7%$2,367–$2,893
3BR$3,360+8.7%$3,024–$3,696
4BR$3,980+8.4%$3,582–$4,378

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94511
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,930$2,150$2,630$3,360$3,980
FY 2026$1,750$1,990$2,420$3,090$3,670
FY 2025$1,650$1,920$2,340$3,010$3,560
FY 2024$1,500$1,780$2,170$2,830$3,340
FY 2023$1,390$1,670$2,050$2,710$3,230

Two-bedroom rent in nearby Contra Costa County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 94511
94505$3,480+32.3%
94506$3,610+37.3%
94507$3,370+28.1%
94509$2,6300.0%
94511Current$2,630—
94513$3,070+16.7%
94514$2,960+12.5%
94516$2,6300.0%
94517$3,260+24.0%
94518$2,730+3.8%
94519$2,780+5.7%
94520$2,640+0.4%

Questions about ZIP 94511 rents

How much will Section 8 pay for a two-bedroom in ZIP 94511?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $2,805, which applies unless the housing authority uses Small Area FMRs, that basic range is $2,525 to $3,086 a month; under the ZIP-level Small Area FMR of $2,630 it would be $2,367 to $2,893. 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 94511 in?

ZIP 94511 is in the Oakland-Fremont, CA HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $2,805.

How much did fair market rent change in ZIP 94511 for FY 2027?

The two-bedroom FMR rose 8.7%, from $2,420 in FY 2026 to $2,630 in FY 2027. Since FY 2023 it has risen 28.3%.

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