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San Benito County/San Juan Bautista/95045

95045

ZIPSAFMR
San Benito County, CA
Zillow

ZIP Investment Score

68Below average

095130300
BRFMR
Eff. Rent
0 BR$2,450$2,450
1 BR$2,470$2,470
2 BR$3,230$3,230
3 BR$4,470$4,470
4 BR$4,900$4,900
5 BR$5,635Not available
6 BR$6,480Not available
7 BR$7,452Not available
8 BR$8,570Not available

Purchase Price Calculator

Maximum purchase price
$418,060

Cost breakdown

+Likely effective rent$3,230
HUD FMRUsed$3,230
Market rentN/A
Est. payment standardN/A
-Principal and interest-$2,114
Loan amount$334,448
Down payment$83,612
Rate6.50%
Term30 years
-Operating costs-$916
Property taxes-$418
Insurance-$175
Utilities$0
HOA$0
Management-$323
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$51,327(61.4% ROI)
Projected value
$450,205
Return breakdown
Property appreciation+$32,145
Loan principal paid down+$11,982
Rental cash flow+$7,200
5-year hold
+$88,305(105.6% ROI)
Projected value
$472,997
Return breakdown
Property appreciation+$54,937
Loan principal paid down+$21,368
Rental cash flow+$12,000
10-year hold
+$192,008(229.6% ROI)
Projected value
$535,152
Return breakdown
Property appreciation+$117,092
Loan principal paid down+$50,916
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 95045 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95045 (San Juan Bautista, CA) is $3,230 a month. That is up 2.2% from $3,160 in FY 2026. San Juan Bautista is in the San Benito County, 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 $3,004. Among 5 ZIP codes in San Benito County, 95045 has the 2nd-highest two-bedroom rent (county range $2,620–$3,920). The median county two-bedroom FMR in California is $1,725, so ZIP 95045 is 87% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95045
BedroomsFY 2027Change90–110% range
Studio$2,450+2.1%$2,205–$2,695
1BR$2,470+2.5%$2,223–$2,717
2BR$3,230+2.2%$2,907–$3,553
3BR$4,470+4.2%$4,023–$4,917
4BR$4,900+7.5%$4,410–$5,390

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95045
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,450$2,470$3,230$4,470$4,900
FY 2026$2,400$2,410$3,160$4,290$4,560
FY 2025$1,930$2,140$2,810$3,920$4,330
FY 2024$1,740$1,950$2,560$3,610$4,190
FY 2023$1,430$1,630$2,140$3,040$3,650

Two-bedroom rent in nearby San Benito County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95045
95023$3,010−6.8%
95024$3,000−7.1%
95043$2,620−18.9%
95045Current$3,230—
95075$3,920+21.4%

Questions about ZIP 95045 rents

How much will Section 8 pay for a two-bedroom in ZIP 95045?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $3,004, which applies unless the housing authority uses Small Area FMRs, that basic range is $2,704 to $3,304 a month; under the ZIP-level Small Area FMR of $3,230 it would be $2,907 to $3,553. 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 95045 in?

ZIP 95045 is in the San Benito County, CA HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $3,004.

How much did fair market rent change in ZIP 95045 for FY 2027?

The two-bedroom FMR rose 2.2%, from $3,160 in FY 2026 to $3,230 in FY 2027. Since FY 2023 it has risen 50.9%.

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 rentSan Juan Bautista, CA fair market rentCA statewide rentsWhat is SAFMR?Data sources