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Contra Costa County/Brentwood/94513

94513

ZIPSAFMR
Contra Costa County, CA
Zillow

ZIP Investment Score

59Below average

095130300
BRFMR
Eff. Rent
0 BR$2,290$1,910
1 BR$2,510$2,150
2 BR$3,070$2,650
3 BR$3,930$3,240
4 BR$4,650$3,400
5 BR$5,348Not available
6 BR$6,150Not available
7 BR$7,072Not available
8 BR$8,133Not available

Purchase Price Calculator

Maximum purchase price
$331,872

Cost breakdown

+Likely effective rent$2,650
HUD FMR$3,070
Market rentUsed$2,650
Est. payment standard (91%)$2,800
-Principal and interest-$1,678
Loan amount$265,498
Down payment$66,374
Rate6.50%
Term30 years
-Operating costs-$772
Property taxes-$332
Insurance-$175
Utilities$0
HOA$0
Management-$265
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$42,230(63.6% ROI)
Projected value
$357,390
Return breakdown
Property appreciation+$25,518
Loan principal paid down+$9,512
Rental cash flow+$7,200
5-year hold
+$72,573(109.3% ROI)
Projected value
$375,483
Return breakdown
Property appreciation+$43,611
Loan principal paid down+$16,963
Rental cash flow+$12,000
10-year hold
+$157,371(237.1% ROI)
Projected value
$424,825
Return breakdown
Property appreciation+$92,952
Loan principal paid down+$40,419
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.20
1 BR
1.17
2 BR
1.16
3 BR
1.21
4 BR
1.37
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 94513 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94513 (Brentwood, CA) is $3,070 a month. That is down 2.5% from $3,150 in FY 2026. Brentwood 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, 94513 has the 17th-highest two-bedroom rent (county range $2,630–$3,650). The median county two-bedroom FMR in California is $1,725, so ZIP 94513 is 78% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94513
BedroomsFY 2027Change90–110% range
Studio$2,290−1.3%$2,061–$2,519
1BR$2,510−2.7%$2,259–$2,761
2BR$3,070−2.5%$2,763–$3,377
3BR$3,930−2.5%$3,537–$4,323
4BR$4,650−2.5%$4,185–$5,115

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94513
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,290$2,510$3,070$3,930$4,650
FY 2026$2,320$2,580$3,150$4,030$4,770
FY 2025$2,150$2,450$2,980$3,810$4,530
FY 2024$2,090$2,440$2,960$3,820$4,520
FY 2023$1,940$2,310$2,820$3,690$4,350

Two-bedroom rent in nearby Contra Costa County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 94513
94505$3,480+13.4%
94506$3,610+17.6%
94507$3,370+9.8%
94509$2,630−14.3%
94511$2,630−14.3%
94513Current$3,070—
94514$2,960−3.6%
94516$2,630−14.3%
94517$3,260+6.2%
94518$2,730−11.1%
94519$2,780−9.4%
94520$2,640−14.0%

Questions about ZIP 94513 rents

How much will Section 8 pay for a two-bedroom in ZIP 94513?

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 $3,070 it would be $2,763 to $3,377. 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 94513 in?

ZIP 94513 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 94513 for FY 2027?

The two-bedroom FMR fell 2.5%, from $3,150 in FY 2026 to $3,070 in FY 2027. Since FY 2023 it has risen 8.9%.

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