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Alameda County/Livermore/94550

94550

ZIPSAFMR
Alameda County, CA
Zillow

ZIP Investment Score

44Below average

095130300
BRFMR
Eff. Rent
0 BR$2,380$2,380
1 BR$2,610$2,610
2 BR$3,200$3,200
3 BR$4,100$4,100
4 BR$4,850$4,850
5 BR$5,578Not available
6 BR$6,414Not available
7 BR$7,376Not available
8 BR$8,483Not available

Purchase Price Calculator

Maximum purchase price
$413,602

Cost breakdown

+Likely effective rent$3,200
HUD FMRUsed$3,200
Market rentN/A
Est. payment standardN/A
-Principal and interest-$2,091
Loan amount$330,882
Down payment$82,720
Rate6.50%
Term30 years
-Operating costs-$909
Property taxes-$414
Insurance-$175
Utilities$0
HOA$0
Management-$320
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$50,857(61.5% ROI)
Projected value
$445,404
Return breakdown
Property appreciation+$31,802
Loan principal paid down+$11,855
Rental cash flow+$7,200
5-year hold
+$87,491(105.8% ROI)
Projected value
$467,953
Return breakdown
Property appreciation+$54,351
Loan principal paid down+$21,140
Rental cash flow+$12,000
10-year hold
+$190,217(230.0% ROI)
Projected value
$529,446
Return breakdown
Property appreciation+$115,844
Loan principal paid down+$50,373
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
--
Mortgage rate
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ZIP 94550 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94550 (Livermore, CA) is $3,200 a month. That is down 3.0% from $3,300 in FY 2026. Livermore 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, 94550 has the 12th-highest two-bedroom rent (county range $2,630–$3,830). The median county two-bedroom FMR in California is $1,725, so ZIP 94550 is 86% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94550
BedroomsFY 2027Change90–110% range
Studio$2,380−2.1%$2,142–$2,618
1BR$2,610−3.3%$2,349–$2,871
2BR$3,200−3.0%$2,880–$3,520
3BR$4,100−2.8%$3,690–$4,510
4BR$4,850−3.0%$4,365–$5,335

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94550
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,380$2,610$3,200$4,100$4,850
FY 2026$2,430$2,700$3,300$4,220$5,000
FY 2025$2,150$2,430$2,820$3,610$4,260
FY 2024$2,010$2,320$2,820$3,640$4,300
FY 2023$1,940$2,180$2,640$3,450$4,070

Two-bedroom rent in nearby Alameda County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 94550
94540$2,810−12.2%
94541$2,770−13.4%
94542$3,060−4.4%
94543$2,810−12.2%
94544$2,800−12.5%
94545$2,930−8.4%
94546$3,040−5.0%
94550Current$3,200—
94551$3,100−3.1%
94552$3,520+10.0%
94555$3,830+19.7%
94557$2,810−12.2%

Questions about ZIP 94550 rents

How much will Section 8 pay for a two-bedroom in ZIP 94550?

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 $3,200 it would be $2,880 to $3,520. 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 94550 in?

ZIP 94550 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 94550 for FY 2027?

The two-bedroom FMR fell 3.0%, from $3,300 in FY 2026 to $3,200 in FY 2027. Since FY 2023 it has risen 21.2%.

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