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Marin County/Woodacre/94973

94973

ZIPSAFMR
Marin County, CA
Zillow

ZIP Investment Score

45Below average

095130300
BRFMR
Eff. Rent
0 BR$2,250$2,350
1 BR$2,680$2,890
2 BR$3,250$3,580
3 BR$4,220$4,640
4 BR$4,750$5,230
5 BR$5,463Not available
6 BR$6,282Not available
7 BR$7,224Not available
8 BR$8,308Not available

Purchase Price Calculator

Maximum purchase price
$470,070

Cost breakdown

+Likely effective rent$3,580
HUD FMR$3,250
Market rent$4,620
Est. payment standard (110%)Used$3,580
-Principal and interest-$2,377
Loan amount$376,056
Down payment$94,014
Rate6.50%
Term30 years
-Operating costs-$1,003
Property taxes-$470
Insurance-$175
Utilities$0
HOA$0
Management-$358
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$56,817(60.4% ROI)
Projected value
$506,214
Return breakdown
Property appreciation+$36,144
Loan principal paid down+$13,473
Rental cash flow+$7,200
5-year hold
+$97,797(104.0% ROI)
Projected value
$531,841
Return breakdown
Property appreciation+$61,771
Loan principal paid down+$24,026
Rental cash flow+$12,000
10-year hold
+$212,910(226.5% ROI)
Projected value
$601,729
Return breakdown
Property appreciation+$131,659
Loan principal paid down+$57,250
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.94
1 BR
0.89
2 BR
0.70
3 BR
0.84
4 BR
0.63
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 94973 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94973 (Woodacre, CA) is $3,250 a month. That is up 7.6% from $3,020 in FY 2026. Woodacre 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, 94973 is tied for the 29th-highest two-bedroom rent (county range $3,250–$4,710). The median county two-bedroom FMR in California is $1,725, so ZIP 94973 is 88% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94973
BedroomsFY 2027Change90–110% range
Studio$2,250+8.2%$2,025–$2,475
1BR$2,680+6.8%$2,412–$2,948
2BR$3,250+7.6%$2,925–$3,575
3BR$4,220+9.3%$3,798–$4,642
4BR$4,750+18.8%$4,275–$5,225

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94973
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,250$2,680$3,250$4,220$4,750
FY 2026$2,080$2,510$3,020$3,860$4,000
FY 2025$2,070$2,540$3,030$3,710$4,030
FY 2024$1,950$2,400$2,870$3,530$3,860
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 code2 bedroomvs. 94973
94960$3,880+19.4%
94963$3,750+15.4%
94964$3,760+15.7%
94965$4,140+27.4%
94966$3,590+10.5%
94970$3,2500.0%
94971$3,590+10.5%
94973Current$3,250—
94976$3,590+10.5%
94977$3,590+10.5%
94978$3,590+10.5%
94979$3,590+10.5%

Questions about ZIP 94973 rents

How much will Section 8 pay for a two-bedroom in ZIP 94973?

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 $3,250 it would be $2,925 to $3,575. 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 94973 in?

ZIP 94973 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 94973 for FY 2027?

The two-bedroom FMR rose 7.6%, from $3,020 in FY 2026 to $3,250 in FY 2027. Since FY 2023 it has risen 12.8%.

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