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Alameda County/Newark/94560

94560

ZIPSAFMR
Alameda County, CA
Zillow

ZIP Investment Score

40Below average

095130300
BRFMR
Eff. Rent
0 BR$2,450$2,160
1 BR$2,690$2,360
2 BR$3,290$3,350
3 BR$4,210$3,880
4 BR$4,980$4,480
5 BR$5,727Not available
6 BR$6,586Not available
7 BR$7,574Not available
8 BR$8,710Not available

Purchase Price Calculator

Maximum purchase price
$435,892

Cost breakdown

+Likely effective rent$3,350
HUD FMR$3,290
Market rent$3,380
Est. payment standard (102%)Used$3,350
-Principal and interest-$2,204
Loan amount$348,714
Down payment$87,178
Rate6.50%
Term30 years
-Operating costs-$946
Property taxes-$436
Insurance-$175
Utilities$0
HOA$0
Management-$335
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$53,210(61.0% ROI)
Projected value
$469,408
Return breakdown
Property appreciation+$33,516
Loan principal paid down+$12,494
Rental cash flow+$7,200
5-year hold
+$91,559(105.0% ROI)
Projected value
$493,172
Return breakdown
Property appreciation+$57,280
Loan principal paid down+$22,279
Rental cash flow+$12,000
10-year hold
+$199,174(228.5% ROI)
Projected value
$557,979
Return breakdown
Property appreciation+$122,087
Loan principal paid down+$53,088
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.13
1 BR
1.14
2 BR
0.97
3 BR
1.09
4 BR
1.11
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 94560 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94560 (Newark, CA) is $3,290 a month. That is down 3.5% from $3,410 in FY 2026. Newark 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, 94560 has the 10th-highest two-bedroom rent (county range $2,630–$3,830). The median county two-bedroom FMR in California is $1,725, so ZIP 94560 is 91% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94560
BedroomsFY 2027Change90–110% range
Studio$2,450−2.4%$2,205–$2,695
1BR$2,690−3.6%$2,421–$2,959
2BR$3,290−3.5%$2,961–$3,619
3BR$4,210−3.4%$3,789–$4,631
4BR$4,980−3.7%$4,482–$5,478

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94560
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,450$2,690$3,290$4,210$4,980
FY 2026$2,510$2,790$3,410$4,360$5,170
FY 2025$1,990$2,270$2,760$3,530$4,200
FY 2024$1,990$2,320$2,820$3,640$4,300
FY 2023$1,880$2,230$2,720$3,560$4,190

Two-bedroom rent in nearby Alameda County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 94560
94543$2,810−14.6%
94544$2,800−14.9%
94545$2,930−10.9%
94546$3,040−7.6%
94550$3,200−2.7%
94551$3,100−5.8%
94552$3,520+7.0%
94555$3,830+16.4%
94557$2,810−14.6%
94560Current$3,290—
94566$3,150−4.3%
94568$3,810+15.8%

Questions about ZIP 94560 rents

How much will Section 8 pay for a two-bedroom in ZIP 94560?

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 $3,290 it would be $2,961 to $3,619. 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 94560 in?

ZIP 94560 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 94560 for FY 2027?

The two-bedroom FMR fell 3.5%, from $3,410 in FY 2026 to $3,290 in FY 2027. Since FY 2023 it has risen 21.0%.

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