94971

ZIPSAFMR

Marin County, CA

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$2,500	$2,500	4.0%
1 BR	$2,920	$2,920	2.3%
2 BR	$3,590	$3,590	3.4%
3 BR	$4,690	$4,690	5.6%
4 BR	$5,280	$5,280	6.8%
5 BR	$6,072	Not available	6.8%
6 BR	$6,983	Not available	6.8%
7 BR	$8,030	Not available	6.8%
8 BR	$9,235	Not available	6.8%

Purchase Price Calculator

Maximum purchase price

$471,556

Cost breakdown

+Likely effective rent$3,590

HUD FMRUsed$3,590

Market rentN/A

Est. payment standardN/A

-Principal and interest-$2,384

Loan amount$377,245

Down payment$94,311

Rate6.50%

Term30 years

-Operating costs-$1,006

Property taxes-$472

Insurance-$175

Utilities$0

HOA$0

Management-$359

=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

+$56,974(60.4% ROI)

Projected value

$507,814

Return breakdown

Property appreciation+$36,258

Loan principal paid down+$13,516

Rental cash flow+$7,200

5-year hold

+$98,069(104.0% ROI)

Projected value

$533,522

Return breakdown

Property appreciation+$61,966

Loan principal paid down+$24,102

Rental cash flow+$12,000

10-year hold

+$213,507(226.4% ROI)

Projected value

$603,632

Return breakdown

Property appreciation+$132,076

Loan principal paid down+$57,431

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical

FY 2023-2027

FMR: FY2027
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 94971 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94971 (Tomales, CA) is $3,590 a month. That is up 3.2% from $3,480 in FY 2026. Tomales 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, 94971 is tied for the 12th-highest two-bedroom rent (county range $3,250–$4,710). The median county two-bedroom FMR in California is $1,725, so ZIP 94971 is 108% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94971
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$2,400	$2,500	+4.2%	$2,250–$2,750
1BR	$2,870	$2,920	+1.7%	$2,628–$3,212
2BR	$3,480	$3,590	+3.2%	$3,231–$3,949
3BR	$4,450	$4,690	+5.4%	$4,221–$5,159
4BR	$4,610	$5,280	+14.5%	$4,752–$5,808

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94971
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$2,500	$2,920	$3,590	$4,690	$5,280
FY 2026	$2,400	$2,870	$3,480	$4,450	$4,610
FY 2025	$2,070	$2,540	$3,030	$3,710	$4,030
FY 2024	$2,220	$2,730	$3,250	$3,980	$4,330
FY 2023	$1,910	$2,380	$2,880	$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. 94971
94960	$3,880	+8.1%
94963	$3,750	+4.5%
94964	$3,760	+4.7%
94965	$4,140	+15.3%
94966	$3,590	0.0%
94970	$3,250	−9.5%
94971Current	$3,590	—
94973	$3,250	−9.5%
94976	$3,590	0.0%
94977	$3,590	0.0%
94978	$3,590	0.0%
94979	$3,590	0.0%

Questions about ZIP 94971 rents

How much will Section 8 pay for a two-bedroom in ZIP 94971?

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 $3,590 it would be $3,231 to $3,949. 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 94971 in?

ZIP 94971 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 94971 for FY 2027?

The two-bedroom FMR rose 3.2%, from $3,480 in FY 2026 to $3,590 in FY 2027. Since FY 2023 it has risen 24.7%.

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