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Contra Costa County/El Sobrante/94803

94803

ZIPSAFMR
Contra Costa County, CA
Zillow

ZIP Investment Score

61Below average

095130300
BRFMR
Eff. Rent
0 BR$2,000$2,010
1 BR$2,200$2,270
2 BR$2,690$2,870
3 BR$3,450$3,470
4 BR$4,080$4,210
5 BR$4,692Not available
6 BR$5,396Not available
7 BR$6,205Not available
8 BR$7,136Not available

Purchase Price Calculator

Maximum purchase price
$364,564

Cost breakdown

+Likely effective rent$2,870
HUD FMR$2,690
Market rent$2,960
Est. payment standard (107%)Used$2,870
-Principal and interest-$1,843
Loan amount$291,651
Down payment$72,913
Rate6.50%
Term30 years
-Operating costs-$827
Property taxes-$365
Insurance-$175
Utilities$0
HOA$0
Management-$287
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$45,681(62.7% ROI)
Projected value
$392,596
Return breakdown
Property appreciation+$28,032
Loan principal paid down+$10,449
Rental cash flow+$7,200
5-year hold
+$78,540(107.7% ROI)
Projected value
$412,471
Return breakdown
Property appreciation+$47,907
Loan principal paid down+$18,634
Rental cash flow+$12,000
10-year hold
+$170,509(233.9% ROI)
Projected value
$466,673
Return breakdown
Property appreciation+$102,109
Loan principal paid down+$44,401
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.00
1 BR
0.95
2 BR
0.91
3 BR
0.99
4 BR
0.95
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 94803 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94803 (El Sobrante, CA) is $2,690 a month. That is down 1.8% from $2,740 in FY 2026. El Sobrante 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 49 ZIP codes in Contra Costa County, 94803 has the 37th-highest two-bedroom rent (county range $2,630–$3,650). The median county two-bedroom FMR in California is $1,725, so ZIP 94803 is 56% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94803
BedroomsFY 2027Change90–110% range
Studio$2,000−1.0%$1,800–$2,200
1BR$2,200−1.8%$1,980–$2,420
2BR$2,690−1.8%$2,421–$2,959
3BR$3,450−1.4%$3,105–$3,795
4BR$4,080−1.7%$3,672–$4,488

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94803
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,000$2,200$2,690$3,450$4,080
FY 2026$2,020$2,240$2,740$3,500$4,150
FY 2025$1,790$2,040$2,480$3,170$3,770
FY 2024$1,710$1,990$2,420$3,120$3,690
FY 2023$1,550$1,840$2,250$2,940$3,470

Two-bedroom rent in nearby Contra Costa County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 94803
94596$3,250+20.8%
94597$3,140+16.7%
94598$3,630+34.9%
94801$2,630−2.2%
94802$2,790+3.7%
94803Current$2,690—
94804$2,630−2.2%
94805$2,650−1.5%
94806$2,630−2.2%
94807$2,790+3.7%
94820$2,790+3.7%
94850$2,790+3.7%

Questions about ZIP 94803 rents

How much will Section 8 pay for a two-bedroom in ZIP 94803?

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 $2,690 it would be $2,421 to $2,959. 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 94803 in?

ZIP 94803 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 94803 for FY 2027?

The two-bedroom FMR fell 1.8%, from $2,740 in FY 2026 to $2,690 in FY 2027. Since FY 2023 it has risen 19.6%.

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