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Alameda County/Berkeley/94705

94705

ZIPSAFMR
Alameda County, CA
Zillow

ZIP Investment Score

24Below average

095130300
BRFMR
Eff. Rent
0 BR$2,110$2,180
1 BR$2,310$2,280
2 BR$2,830$3,110
3 BR$3,620$3,980
4 BR$4,290$4,720
5 BR$4,934Not available
6 BR$5,674Not available
7 BR$6,525Not available
8 BR$7,503Not available

Purchase Price Calculator

Maximum purchase price
$400,228

Cost breakdown

+Likely effective rent$3,110
HUD FMR$2,830
Market rent$3,650
Est. payment standard (110%)Used$3,110
-Principal and interest-$2,024
Loan amount$320,183
Down payment$80,046
Rate6.50%
Term30 years
-Operating costs-$886
Property taxes-$400
Insurance-$175
Utilities$0
HOA$0
Management-$311
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$49,445(61.8% ROI)
Projected value
$431,002
Return breakdown
Property appreciation+$30,774
Loan principal paid down+$11,471
Rental cash flow+$7,200
5-year hold
+$85,050(106.3% ROI)
Projected value
$452,822
Return breakdown
Property appreciation+$52,593
Loan principal paid down+$20,457
Rental cash flow+$12,000
10-year hold
+$184,842(230.9% ROI)
Projected value
$512,326
Return breakdown
Property appreciation+$112,098
Loan principal paid down+$48,744
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.95
1 BR
1.01
2 BR
0.78
3 BR
0.68
4 BR
0.68
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 94705 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94705 (Berkeley, CA) is $2,830 a month. That is down 1.4% from $2,870 in FY 2026. Berkeley 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, 94705 has the 29th-highest two-bedroom rent (county range $2,630–$3,830). The median county two-bedroom FMR in California is $1,725, so ZIP 94705 is 64% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94705
BedroomsFY 2027Change90–110% range
Studio$2,1100.0%$1,899–$2,321
1BR$2,310−1.7%$2,079–$2,541
2BR$2,830−1.4%$2,547–$3,113
3BR$3,620−1.4%$3,258–$3,982
4BR$4,290−1.4%$3,861–$4,719

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94705
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,110$2,310$2,830$3,620$4,290
FY 2026$2,110$2,350$2,870$3,670$4,350
FY 2025$1,880$2,130$2,600$3,330$3,950
FY 2024$1,840$2,150$2,610$3,370$3,980
FY 2023$1,680$2,000$2,440$3,190$3,760

Two-bedroom rent in nearby Alameda County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 94705
94701$2,810−0.7%
94702$2,630−7.1%
94703$2,680−5.3%
94704$2,630−7.1%
94705Current$2,830—
94706$2,960+4.6%
94707$2,850+0.7%
94708$3,590+26.9%
94709$2,820−0.4%
94710$3,070+8.5%
94712$2,810−0.7%
94720$2,770−2.1%

Questions about ZIP 94705 rents

How much will Section 8 pay for a two-bedroom in ZIP 94705?

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 $2,830 it would be $2,547 to $3,113. 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 94705 in?

ZIP 94705 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 94705 for FY 2027?

The two-bedroom FMR fell 1.4%, from $2,870 in FY 2026 to $2,830 in FY 2027. Since FY 2023 it has risen 16.0%.

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