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Santa Clara County/San Jose/95120

95120

ZIPSAFMR
Santa Clara County, CA
Zillow

ZIP Investment Score

38Below average

095130300
BRFMR
Eff. Rent
0 BR$2,630$2,890
1 BR$2,940$3,230
2 BR$3,500$3,850
3 BR$4,670$4,340
4 BR$4,960$5,400
5 BR$5,704Not available
6 BR$6,560Not available
7 BR$7,544Not available
8 BR$8,675Not available

Purchase Price Calculator

Maximum purchase price
$510,192

Cost breakdown

+Likely effective rent$3,850
HUD FMR$3,500
Market rent$4,070
Est. payment standard (110%)Used$3,850
-Principal and interest-$2,580
Loan amount$408,154
Down payment$102,038
Rate6.50%
Term30 years
-Operating costs-$1,070
Property taxes-$510
Insurance-$175
Utilities$0
HOA$0
Management-$385
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$61,052(59.8% ROI)
Projected value
$549,421
Return breakdown
Property appreciation+$39,229
Loan principal paid down+$14,623
Rental cash flow+$7,200
5-year hold
+$105,120(103.0% ROI)
Projected value
$577,235
Return breakdown
Property appreciation+$67,043
Loan principal paid down+$26,077
Rental cash flow+$12,000
10-year hold
+$229,034(224.5% ROI)
Projected value
$653,089
Return breakdown
Property appreciation+$142,897
Loan principal paid down+$62,137
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.79
1 BR
0.86
2 BR
0.86
3 BR
1.08
4 BR
0.88
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 95120 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95120 (San Jose, CA) is $3,500 a month. That is down 2.2% from $3,580 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, 95120 has the 28th-highest two-bedroom rent (county range $2,290–$4,480). The median county two-bedroom FMR in California is $1,725, so ZIP 95120 is 103% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95120
BedroomsFY 2027Change90–110% range
Studio$2,630−2.6%$2,367–$2,893
1BR$2,940−3.0%$2,646–$3,234
2BR$3,500−2.2%$3,150–$3,850
3BR$4,670−0.8%$4,203–$5,137
4BR$4,960−2.7%$4,464–$5,456

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95120
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,630$2,940$3,500$4,670$4,960
FY 2026$2,700$3,030$3,580$4,710$5,100
FY 2025$2,620$2,970$3,480$4,480$4,960
FY 2024$2,910$3,300$3,860$4,920$5,510
FY 2023$3,230$3,660$4,280$5,460$6,120

Two-bedroom rent in nearby Santa Clara County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95120
95113$3,600+2.9%
95116$2,610−25.4%
95117$2,920−16.6%
95118$2,950−15.7%
95119$3,580+2.3%
95120Current$3,500—
95121$3,440−1.7%
95122$2,740−21.7%
95123$3,370−3.7%
95124$3,350−4.3%
95125$3,020−13.7%
95126$3,250−7.1%

Questions about ZIP 95120 rents

How much will Section 8 pay for a two-bedroom in ZIP 95120?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $3,500, that basic range is $3,150 to $3,850 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 95120 in?

ZIP 95120 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 95120 for FY 2027?

The two-bedroom FMR fell 2.2%, from $3,580 in FY 2026 to $3,500 in FY 2027. Since FY 2023 it has fallen 18.2%.

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