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Alameda County/Fremont/94539

94539

ZIPSAFMR
Alameda County, CA
Zillow

ZIP Investment Score

28Below average

095130300
BRFMR
Eff. Rent
0 BR$2,830$2,210
1 BR$3,100$2,470
2 BR$3,800$3,050
3 BR$4,870$4,120
4 BR$5,760$4,840
5 BR$6,624Not available
6 BR$7,618Not available
7 BR$8,760Not available
8 BR$10,074Not available

Purchase Price Calculator

Maximum purchase price
$391,312

Cost breakdown

+Likely effective rent$3,050
HUD FMR$3,800
Market rentUsed$3,050
Est. payment standard (90%)$3,420
-Principal and interest-$1,979
Loan amount$313,050
Down payment$78,262
Rate6.50%
Term30 years
-Operating costs-$871
Property taxes-$391
Insurance-$175
Utilities$0
HOA$0
Management-$305
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$48,504(62.0% ROI)
Projected value
$421,401
Return breakdown
Property appreciation+$30,088
Loan principal paid down+$11,216
Rental cash flow+$7,200
5-year hold
+$83,422(106.6% ROI)
Projected value
$442,734
Return breakdown
Property appreciation+$51,422
Loan principal paid down+$20,001
Rental cash flow+$12,000
10-year hold
+$181,259(231.6% ROI)
Projected value
$500,913
Return breakdown
Property appreciation+$109,601
Loan principal paid down+$47,658
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.28
1 BR
1.26
2 BR
1.25
3 BR
1.18
4 BR
1.19
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 94539 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94539 (Fremont, CA) is $3,800 a month. That is down 6.2% from $4,050 in FY 2026. Fremont 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 63 ZIP codes in Alameda County, 94539 has the 3rd-highest two-bedroom rent (county range $2,630–$3,830). The median county two-bedroom FMR in California is $1,725, so ZIP 94539 is 120% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94539
BedroomsFY 2027Change90–110% range
Studio$2,830−5.0%$2,547–$3,113
1BR$3,100−6.6%$2,790–$3,410
2BR$3,800−6.2%$3,420–$4,180
3BR$4,870−6.0%$4,383–$5,357
4BR$5,760−6.2%$5,184–$6,336

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94539
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,830$3,100$3,800$4,870$5,760
FY 2026$2,980$3,320$4,050$5,180$6,140
FY 2025$2,700$3,070$3,740$4,790$5,690
FY 2024$2,580$3,010$3,660$4,720$5,590
FY 2023$2,330$2,770$3,380$4,420$5,210

Two-bedroom rent in nearby Alameda County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 94539
94536$3,440−9.5%
94537$2,810−26.1%
94538$3,540−6.8%
94539Current$3,800—
94540$2,810−26.1%
94541$2,770−27.1%
94542$3,060−19.5%
94543$2,810−26.1%
94544$2,800−26.3%
94545$2,930−22.9%
94546$3,040−20.0%
94550$3,200−15.8%

Questions about ZIP 94539 rents

How much will Section 8 pay for a two-bedroom in ZIP 94539?

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 $3,800 it would be $3,420 to $4,180. 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 94539 in?

ZIP 94539 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 94539 for FY 2027?

The two-bedroom FMR fell 6.2%, from $4,050 in FY 2026 to $3,800 in FY 2027. Since FY 2023 it has risen 12.4%.

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