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Napa County/Napa/94558

94558

ZIPSAFMR
Napa County, CA
Zillow

ZIP Investment Score

66Below average

095130300
BRFMR
Eff. Rent
0 BR$2,460$2,460
1 BR$2,700$2,700
2 BR$3,530$3,530
3 BR$4,390$4,390
4 BR$5,330$5,330
5 BR$6,129Not available
6 BR$7,049Not available
7 BR$8,106Not available
8 BR$9,322Not available

Purchase Price Calculator

Maximum purchase price
$462,640

Cost breakdown

+Likely effective rent$3,530
HUD FMRUsed$3,530
Market rentN/A
Est. payment standardN/A
-Principal and interest-$2,339
Loan amount$370,112
Down payment$92,528
Rate6.50%
Term30 years
-Operating costs-$991
Property taxes-$463
Insurance-$175
Utilities$0
HOA$0
Management-$353
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$56,033(60.6% ROI)
Projected value
$498,213
Return breakdown
Property appreciation+$35,573
Loan principal paid down+$13,260
Rental cash flow+$7,200
5-year hold
+$96,441(104.2% ROI)
Projected value
$523,435
Return breakdown
Property appreciation+$60,795
Loan principal paid down+$23,647
Rental cash flow+$12,000
10-year hold
+$209,924(226.9% ROI)
Projected value
$592,218
Return breakdown
Property appreciation+$129,578
Loan principal paid down+$56,345
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 94558 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94558 (Napa, CA) is $3,530 a month. That is up 1.7% from $3,470 in FY 2026. Napa is in the Napa, CA MSA. 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 $3,375. Among 12 ZIP codes in Napa County, 94558 has the 3rd-highest two-bedroom rent (county range $2,990–$3,790). The median county two-bedroom FMR in California is $1,725, so ZIP 94558 is 105% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94558
BedroomsFY 2027Change90–110% range
Studio$2,460+2.9%$2,214–$2,706
1BR$2,700+2.3%$2,430–$2,970
2BR$3,530+1.7%$3,177–$3,883
3BR$4,390−0.7%$3,951–$4,829
4BR$5,330+3.1%$4,797–$5,863

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94558
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,460$2,700$3,530$4,390$5,330
FY 2026$2,390$2,640$3,470$4,420$5,170
FY 2025$1,920$2,130$2,800$3,650$4,160
FY 2024$1,860$2,090$2,750$3,720$4,010
FY 2023$1,640$1,860$2,450$3,370$3,420

Two-bedroom rent in nearby Napa County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 94558
94503$3,790+7.4%
94508$2,990−15.3%
94515$2,990−15.3%
94558Current$3,530—
94559$3,310−6.2%
94562$3,380−4.2%
94567$3,410−3.4%
94573$3,300−6.5%
94574$3,100−12.2%
94576$3,100−12.2%
94581$3,380−4.2%
94599$3,640+3.1%

Questions about ZIP 94558 rents

How much will Section 8 pay for a two-bedroom in ZIP 94558?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $3,375, which applies unless the housing authority uses Small Area FMRs, that basic range is $3,038 to $3,713 a month; under the ZIP-level Small Area FMR of $3,530 it would be $3,177 to $3,883. 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 94558 in?

ZIP 94558 is in the Napa, CA MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $3,375.

How much did fair market rent change in ZIP 94558 for FY 2027?

The two-bedroom FMR rose 1.7%, from $3,470 in FY 2026 to $3,530 in FY 2027. Since FY 2023 it has risen 44.1%.

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