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Santa Clara County/San Jose/95116

95116

ZIPSAFMR
Santa Clara County, CA
Zillow

ZIP Investment Score

65Below average

095130300
BRFMR
Eff. Rent
0 BR$1,960$2,010
1 BR$2,220$2,410
2 BR$2,610$2,870
3 BR$3,510$3,670
4 BR$3,740$4,110
5 BR$4,301Not available
6 BR$4,946Not available
7 BR$5,688Not available
8 BR$6,541Not available

Purchase Price Calculator

Maximum purchase price
$364,564

Cost breakdown

+Likely effective rent$2,870
HUD FMR$2,610
Market rent$3,120
Est. payment standard (110%)Used$2,870
-Principal and interest-$1,843
Loan amount$291,651
Down payment$72,913
Rate6.50%
Term30 years
-Operating costs-$827
Property taxes-$365
Insurance-$175
Utilities$0
HOA$0
Management-$287
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$45,681(62.7% ROI)
Projected value
$392,596
Return breakdown
Property appreciation+$28,032
Loan principal paid down+$10,449
Rental cash flow+$7,200
5-year hold
+$78,540(107.7% ROI)
Projected value
$412,471
Return breakdown
Property appreciation+$47,907
Loan principal paid down+$18,634
Rental cash flow+$12,000
10-year hold
+$170,509(233.9% ROI)
Projected value
$466,673
Return breakdown
Property appreciation+$102,109
Loan principal paid down+$44,401
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.97
1 BR
0.88
2 BR
0.84
3 BR
0.93
4 BR
0.84
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 95116 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95116 (San Jose, CA) is $2,610 a month. That is down 7.4% from $2,820 in FY 2026. San Jose is in the San Jose-Sunnyvale-Santa Clara, CA HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 101 ZIP codes in Santa Clara County, 95116 has the 99th-highest two-bedroom rent (county range $2,290–$4,480). The median county two-bedroom FMR in California is $1,725, so ZIP 95116 is 51% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95116
BedroomsFY 2027Change90–110% range
Studio$1,960−7.5%$1,764–$2,156
1BR$2,220−7.9%$1,998–$2,442
2BR$2,610−7.4%$2,349–$2,871
3BR$3,510−5.9%$3,159–$3,861
4BR$3,740−7.9%$3,366–$4,114

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95116
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,960$2,220$2,610$3,510$3,740
FY 2026$2,120$2,410$2,820$3,730$4,060
FY 2025$2,150$2,430$2,820$3,610$3,990
FY 2024$2,010$2,270$2,650$3,380$3,790
FY 2023$1,940$2,180$2,590$3,320$3,800

Two-bedroom rent in nearby Santa Clara County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95116
95109$3,270+25.3%
95110$3,030+16.1%
95111$2,400−8.0%
95112$2,900+11.1%
95113$3,600+37.9%
95116Current$2,610—
95117$2,920+11.9%
95118$2,950+13.0%
95119$3,580+37.2%
95120$3,500+34.1%
95121$3,440+31.8%
95122$2,740+5.0%

Questions about ZIP 95116 rents

How much will Section 8 pay for a two-bedroom in ZIP 95116?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,610, that basic range is $2,349 to $2,871 a month. 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 95116 in?

ZIP 95116 is in the San Jose-Sunnyvale-Santa Clara, CA HUD Metro FMR Area. HUD requires Small Area FMRs in this area, so payment standards are set by ZIP code.

How much did fair market rent change in ZIP 95116 for FY 2027?

The two-bedroom FMR fell 7.4%, from $2,820 in FY 2026 to $2,610 in FY 2027. Since FY 2023 it has risen 0.8%.

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