94964

ZIPSAFMR

Marin County, CA

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$2,620	$2,500	8.0%
1 BR	$3,050	$3,030	6.0%
2 BR	$3,760	$4,030	7.2%
3 BR	$4,910	$5,400	9.6%
4 BR	$5,530	$6,080	10.8%
5 BR	$6,359	Not available	10.8%
6 BR	$7,313	Not available	10.8%
7 BR	$8,410	Not available	10.8%
8 BR	$9,672	Not available	10.8%

Purchase Price Calculator

Maximum purchase price

$536,940

Cost breakdown

+Likely effective rent$4,030

HUD FMR$3,760

Market rent$4,180

Est. payment standard (107%)Used$4,030

-Principal and interest-$2,715

Loan amount$429,552

Down payment$107,388

Rate6.50%

Term30 years

-Operating costs-$1,115

Property taxes-$537

Insurance-$175

Utilities$0

HOA$0

Management-$403

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$63,875(59.5% ROI)

Projected value

$578,226

Return breakdown

Property appreciation+$41,286

Loan principal paid down+$15,390

Rental cash flow+$7,200

5-year hold

+$110,002(102.4% ROI)

Projected value

$607,498

Return breakdown

Property appreciation+$70,558

Loan principal paid down+$27,444

Rental cash flow+$12,000

10-year hold

+$239,783(223.3% ROI)

Projected value

$687,328

Return breakdown

Property appreciation+$150,389

Loan principal paid down+$65,394

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.05ratio

FMR$2,620

Market$2,500

vs market+$120

FMR is near market; voucher and private rents are aligned.

1.05

1 BR

1.01ratio

FMR$3,050

Market$3,030

vs market+$20

FMR is near market; voucher and private rents are aligned.

1.01

2 BR

0.90ratio

FMR$3,760

Market$4,180

vs market-$420

FMR is below market; voucher rent may lag private rents.

0.90

3 BR

0.79ratio

FMR$4,910

Market$6,180

vs market-$1,270

FMR is below market; voucher rent may lag private rents.

0.79

4 BR

0.58ratio

FMR$5,530

Market$9,480

vs market-$3,950

FMR is below market; voucher rent may lag private rents.

0.58

0.700.800.901.001.101.201.30aligned range

Historical

FY 2023-2027

FMR: FY2027
Market rent: last ~365 days
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 94964 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94964 (San Quentin, CA) is $3,760 a month. That is up 2.2% from $3,680 in FY 2026. San Quentin is in the San Francisco, 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 $3,697. Among 39 ZIP codes in Marin County, 94964 has the 10th-highest two-bedroom rent (county range $3,250–$4,710). The median county two-bedroom FMR in California is $1,725, so ZIP 94964 is 118% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94964
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$2,530	$2,620	+3.6%	$2,358–$2,882
1BR	$3,040	$3,050	+0.3%	$2,745–$3,355
2BR	$3,680	$3,760	+2.2%	$3,384–$4,136
3BR	$4,700	$4,910	+4.5%	$4,419–$5,401
4BR	$4,870	$5,530	+13.6%	$4,977–$6,083

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94964
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$2,620	$3,050	$3,760	$4,910	$5,530
FY 2026	$2,530	$3,040	$3,680	$4,700	$4,870
FY 2025	$2,290	$2,800	$3,340	$4,170	$4,430
FY 2024	$2,080	$2,560	$3,050	$3,730	$4,060
FY 2023	$1,980	$2,440	$2,920	$3,710	$4,040

Two-bedroom rent in nearby Marin County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 94964
94956	$3,250	−13.6%
94957	$4,520	+20.2%
94960	$3,880	+3.2%
94963	$3,750	−0.3%
94964Current	$3,760	—
94965	$4,140	+10.1%
94966	$3,590	−4.5%
94970	$3,250	−13.6%
94971	$3,590	−4.5%
94973	$3,250	−13.6%
94976	$3,590	−4.5%
94977	$3,590	−4.5%

Questions about ZIP 94964 rents

How much will Section 8 pay for a two-bedroom in ZIP 94964?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $3,697, which applies unless the housing authority uses Small Area FMRs, that basic range is $3,327 to $4,067 a month; under the ZIP-level Small Area FMR of $3,760 it would be $3,384 to $4,136. 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 94964 in?

ZIP 94964 is in the San Francisco, CA HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $3,697.

How much did fair market rent change in ZIP 94964 for FY 2027?

The two-bedroom FMR rose 2.2%, from $3,680 in FY 2026 to $3,760 in FY 2027. Since FY 2023 it has risen 28.8%.

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 rent San Quentin, CA fair market rent CA statewide rents What is SAFMR?Data sources