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Santa Cruz County/Davenport/95017

95017

ZIPSAFMR
Santa Cruz County, CA
Zillow

ZIP Investment Score

84Below average

095130300
BRFMR
Eff. Rent
0 BR$3,570$3,570
1 BR$3,750$3,750
2 BR$4,700$4,700
3 BR$6,120$6,120
4 BR$6,360$6,360
5 BR$7,314Not available
6 BR$8,411Not available
7 BR$9,673Not available
8 BR$11,124Not available

Purchase Price Calculator

Maximum purchase price
$636,502

Cost breakdown

+Likely effective rent$4,700
HUD FMRUsed$4,700
Market rentN/A
Est. payment standardN/A
-Principal and interest-$3,218
Loan amount$509,201
Down payment$127,300
Rate6.50%
Term30 years
-Operating costs-$1,282
Property taxes-$637
Insurance-$175
Utilities$0
HOA$0
Management-$470
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$74,384(58.4% ROI)
Projected value
$685,443
Return breakdown
Property appreciation+$48,941
Loan principal paid down+$18,243
Rental cash flow+$7,200
5-year hold
+$128,175(100.7% ROI)
Projected value
$720,143
Return breakdown
Property appreciation+$83,642
Loan principal paid down+$32,533
Rental cash flow+$12,000
10-year hold
+$279,794(219.8% ROI)
Projected value
$814,776
Return breakdown
Property appreciation+$178,274
Loan principal paid down+$77,520
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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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
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ZIP 95017 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95017 (Davenport, CA) is $4,700 a month. That is down 2.1% from $4,800 in FY 2026. Davenport is in the Santa Cruz-Watsonville, CA MSA. 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 $4,254. Among 21 ZIP codes in Santa Cruz County, 95017 has the 5th-highest two-bedroom rent (county range $3,300–$5,260). The median county two-bedroom FMR in California is $1,725, so ZIP 95017 is 172% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95017
BedroomsFY 2027Change90–110% range
Studio$3,570−1.4%$3,213–$3,927
1BR$3,7500.0%$3,375–$4,125
2BR$4,700−2.1%$4,230–$5,170
3BR$6,1200.0%$5,508–$6,732
4BR$6,360−1.2%$5,724–$6,996

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95017
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$3,570$3,750$4,700$6,120$6,360
FY 2026$3,620$3,750$4,800$6,120$6,440
FY 2025$3,420$3,610$4,730$5,890$6,270
FY 2024$3,250$3,520$4,630$5,700$6,280
FY 2023$2,490$2,820$3,720$4,600$5,150

Two-bedroom rent in nearby Santa Cruz County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95017
95001$4,250−9.6%
95003$4,920+4.7%
95005$4,450−5.3%
95006$3,980−15.3%
95007$3,940−16.2%
95010$4,480−4.7%
95017Current$4,700—
95018$4,310−8.3%
95019$3,800−19.1%
95041$4,070−13.4%
95060$5,260+11.9%
95061$4,250−9.6%

Questions about ZIP 95017 rents

How much will Section 8 pay for a two-bedroom in ZIP 95017?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $4,254, which applies unless the housing authority uses Small Area FMRs, that basic range is $3,829 to $4,679 a month; under the ZIP-level Small Area FMR of $4,700 it would be $4,230 to $5,170. 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 95017 in?

ZIP 95017 is in the Santa Cruz-Watsonville, CA MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $4,254.

How much did fair market rent change in ZIP 95017 for FY 2027?

The two-bedroom FMR fell 2.1%, from $4,800 in FY 2026 to $4,700 in FY 2027. Since FY 2023 it has risen 26.3%.

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