Skip to main content
Loading page
Contra Costa County/Pleasant Hill/94523

94523

ZIPSAFMR
Contra Costa County, CA
Zillow

ZIP Investment Score

52Below average

095130300
BRFMR
Eff. Rent
0 BR$2,210$2,210
1 BR$2,420$2,260
2 BR$2,970$2,880
3 BR$3,800$3,940
4 BR$4,500$4,520
5 BR$5,175Not available
6 BR$5,951Not available
7 BR$6,844Not available
8 BR$7,871Not available

Purchase Price Calculator

Maximum purchase price
$366,050

Cost breakdown

+Likely effective rent$2,880
HUD FMR$2,970
Market rentUsed$2,880
Est. payment standard (98%)$2,910
-Principal and interest-$1,851
Loan amount$292,840
Down payment$73,210
Rate6.50%
Term30 years
-Operating costs-$829
Property taxes-$366
Insurance-$175
Utilities$0
HOA$0
Management-$288
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$45,838(62.6% ROI)
Projected value
$394,196
Return breakdown
Property appreciation+$28,146
Loan principal paid down+$10,492
Rental cash flow+$7,200
5-year hold
+$78,812(107.7% ROI)
Projected value
$414,152
Return breakdown
Property appreciation+$48,102
Loan principal paid down+$18,710
Rental cash flow+$12,000
10-year hold
+$171,107(233.7% ROI)
Projected value
$468,575
Return breakdown
Property appreciation+$102,525
Loan principal paid down+$44,582
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

Market Alignment

1 BR
1.07
2 BR
1.03
3 BR
0.95
4 BR
0.99
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 94523 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94523 (Pleasant Hill, CA) is $2,970 a month. That is down 5.1% from $3,130 in FY 2026. Pleasant Hill 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, 94523 has the 19th-highest two-bedroom rent (county range $2,630–$3,650). The median county two-bedroom FMR in California is $1,725, so ZIP 94523 is 72% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94523
BedroomsFY 2027Change90–110% range
Studio$2,210−3.9%$1,989–$2,431
1BR$2,420−5.5%$2,178–$2,662
2BR$2,970−5.1%$2,673–$3,267
3BR$3,800−5.0%$3,420–$4,180
4BR$4,500−5.1%$4,050–$4,950

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94523
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,210$2,420$2,970$3,800$4,500
FY 2026$2,300$2,560$3,130$4,000$4,740
FY 2025$2,110$2,400$2,920$3,740$4,440
FY 2024$2,000$2,340$2,840$3,660$4,340
FY 2023$1,850$2,190$2,680$3,500$4,130

Two-bedroom rent in nearby Contra Costa County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 94523
94516$2,630−11.4%
94517$3,260+9.8%
94518$2,730−8.1%
94519$2,780−6.4%
94520$2,640−11.1%
94521$2,830−4.7%
94522$2,790−6.1%
94523Current$2,970—
94524$2,790−6.1%
94525$2,630−11.4%
94526$2,860−3.7%
94528$2,790−6.1%

Questions about ZIP 94523 rents

How much will Section 8 pay for a two-bedroom in ZIP 94523?

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 $2,970 it would be $2,673 to $3,267. 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 94523 in?

ZIP 94523 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 94523 for FY 2027?

The two-bedroom FMR fell 5.1%, from $3,130 in FY 2026 to $2,970 in FY 2027. Since FY 2023 it has risen 10.8%.

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