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Alameda County/Oakland/94610

94610

ZIPSAFMR
Alameda County, CA
Zillow

ZIP Investment Score

30Below average

095130300
BRFMR
Eff. Rent
0 BR$2,170$1,660
1 BR$2,380$2,050
2 BR$2,910$3,160
3 BR$3,730$4,020
4 BR$4,410$4,850
5 BR$5,072Not available
6 BR$5,832Not available
7 BR$6,707Not available
8 BR$7,713Not available

Purchase Price Calculator

Maximum purchase price
$407,658

Cost breakdown

+Likely effective rent$3,160
HUD FMR$2,910
Market rent$3,290
Est. payment standard (108%)Used$3,160
-Principal and interest-$2,061
Loan amount$326,127
Down payment$81,532
Rate6.50%
Term30 years
-Operating costs-$899
Property taxes-$408
Insurance-$175
Utilities$0
HOA$0
Management-$316
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$50,229(61.6% ROI)
Projected value
$439,003
Return breakdown
Property appreciation+$31,345
Loan principal paid down+$11,684
Rental cash flow+$7,200
5-year hold
+$86,406(106.0% ROI)
Projected value
$461,228
Return breakdown
Property appreciation+$53,570
Loan principal paid down+$20,836
Rental cash flow+$12,000
10-year hold
+$187,828(230.4% ROI)
Projected value
$521,837
Return breakdown
Property appreciation+$114,179
Loan principal paid down+$49,649
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.31
1 BR
1.16
2 BR
0.88
3 BR
0.89
4 BR
0.78
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 94610 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94610 (Oakland, CA) is $2,910 a month. That is down 2.0% from $2,970 in FY 2026. Oakland 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, 94610 has the 26th-highest two-bedroom rent (county range $2,630–$3,830). The median county two-bedroom FMR in California is $1,725, so ZIP 94610 is 69% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94610
BedroomsFY 2027Change90–110% range
Studio$2,170−0.5%$1,953–$2,387
1BR$2,380−2.1%$2,142–$2,618
2BR$2,910−2.0%$2,619–$3,201
3BR$3,730−1.8%$3,357–$4,103
4BR$4,410−2.0%$3,969–$4,851

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94610
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,170$2,380$2,910$3,730$4,410
FY 2026$2,180$2,430$2,970$3,800$4,500
FY 2025$1,900$2,160$2,630$3,370$4,000
FY 2024$1,820$2,120$2,580$3,330$3,940
FY 2023$1,690$2,010$2,450$3,200$3,780

Two-bedroom rent in nearby Alameda County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 94610
94604$2,810−3.4%
94605$2,630−9.6%
94606$2,630−9.6%
94607$2,630−9.6%
94608$3,270+12.4%
94609$2,890−0.7%
94610Current$2,910—
94611$3,000+3.1%
94612$3,030+4.1%
94613$2,630−9.6%
94614$2,810−3.4%
94615$2,810−3.4%

Questions about ZIP 94610 rents

How much will Section 8 pay for a two-bedroom in ZIP 94610?

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 $2,910 it would be $2,619 to $3,201. 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 94610 in?

ZIP 94610 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 94610 for FY 2027?

The two-bedroom FMR fell 2.0%, from $2,970 in FY 2026 to $2,910 in FY 2027. Since FY 2023 it has risen 18.8%.

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