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Contra Costa County/Clayton/94517

94517

ZIPSAFMR
Contra Costa County, CA
Zillow

ZIP Investment Score

42Below average

095130300
BRFMR
Eff. Rent
0 BR$2,420$2,440
1 BR$2,680$2,470
2 BR$3,260$2,770
3 BR$4,170$3,200
4 BR$4,950$3,420
5 BR$5,693Not available
6 BR$6,546Not available
7 BR$7,528Not available
8 BR$8,658Not available

Purchase Price Calculator

Maximum purchase price
$349,704

Cost breakdown

+Likely effective rent$2,770
HUD FMR$3,260
Market rentUsed$2,770
Est. payment standard (90%)$2,940
-Principal and interest-$1,768
Loan amount$279,764
Down payment$69,941
Rate6.50%
Term30 years
-Operating costs-$802
Property taxes-$350
Insurance-$175
Utilities$0
HOA$0
Management-$277
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$44,112(63.1% ROI)
Projected value
$376,593
Return breakdown
Property appreciation+$26,889
Loan principal paid down+$10,023
Rental cash flow+$7,200
5-year hold
+$75,828(108.4% ROI)
Projected value
$395,658
Return breakdown
Property appreciation+$45,954
Loan principal paid down+$17,874
Rental cash flow+$12,000
10-year hold
+$164,538(235.3% ROI)
Projected value
$447,651
Return breakdown
Property appreciation+$97,947
Loan principal paid down+$42,591
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.99
1 BR
1.09
2 BR
1.18
3 BR
1.30
4 BR
1.45
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 94517 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94517 (Clayton, CA) is $3,260 a month. That is down 9.9% from $3,620 in FY 2026. Clayton 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, 94517 has the 12th-highest two-bedroom rent (county range $2,630–$3,650). The median county two-bedroom FMR in California is $1,725, so ZIP 94517 is 89% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94517
BedroomsFY 2027Change90–110% range
Studio$2,420−7.3%$2,178–$2,662
1BR$2,680−9.8%$2,412–$2,948
2BR$3,260−9.9%$2,934–$3,586
3BR$4,170−9.9%$3,753–$4,587
4BR$4,950−10.0%$4,455–$5,445

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94517
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,420$2,680$3,260$4,170$4,950
FY 2026$2,610$2,970$3,620$4,630$5,500
FY 2025$2,900$3,300$4,020$5,140$6,110
FY 2024$2,740$3,200$3,890$5,020$5,940
FY 2023$2,490$2,960$3,610$4,720$5,560

Two-bedroom rent in nearby Contra Costa County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 94517
94511$2,630−19.3%
94513$3,070−5.8%
94514$2,960−9.2%
94516$2,630−19.3%
94517Current$3,260—
94518$2,730−16.3%
94519$2,780−14.7%
94520$2,640−19.0%
94521$2,830−13.2%
94522$2,790−14.4%
94523$2,970−8.9%
94524$2,790−14.4%

Questions about ZIP 94517 rents

How much will Section 8 pay for a two-bedroom in ZIP 94517?

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 $3,260 it would be $2,934 to $3,586. 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 94517 in?

ZIP 94517 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 94517 for FY 2027?

The two-bedroom FMR fell 9.9%, from $3,620 in FY 2026 to $3,260 in FY 2027. Since FY 2023 it has fallen 9.7%.

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