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San Joaquin County/Stockton/95205

95205

ZIPSAFMR
San Joaquin County, CA
Zillow

ZIP Investment Score

128Above average

095130300
BRFMR
Eff. Rent
0 BR$1,260$1,150
1 BR$1,340$1,220
2 BR$1,660$1,750
3 BR$2,300$2,260
4 BR$2,770$2,750
5 BR$3,185Not available
6 BR$3,663Not available
7 BR$4,213Not available
8 BR$4,845Not available

Purchase Price Calculator

Maximum purchase price
$198,133

Cost breakdown

+Likely effective rent$1,750
HUD FMR$1,660
Market rent$1,800
Est. payment standard (105%)Used$1,750
-Principal and interest-$1,002
Loan amount$158,506
Down payment$39,627
Rate6.50%
Term30 years
-Operating costs-$548
Property taxes-$198
Insurance-$175
Utilities$0
HOA$0
Management-$175
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$28,113(70.9% ROI)
Projected value
$213,367
Return breakdown
Property appreciation+$15,235
Loan principal paid down+$5,679
Rental cash flow+$7,200
5-year hold
+$48,163(121.5% ROI)
Projected value
$224,169
Return breakdown
Property appreciation+$26,036
Loan principal paid down+$10,127
Rental cash flow+$12,000
10-year hold
+$103,625(261.5% ROI)
Projected value
$253,627
Return breakdown
Property appreciation+$55,494
Loan principal paid down+$24,131
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.10
1 BR
1.10
2 BR
0.92
3 BR
1.02
4 BR
1.01
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 95205 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95205 (Stockton, CA) is $1,660 a month. That is up 15.3% from $1,440 in FY 2026. Stockton is in the Stockton-Lodi, 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 $2,015. Among 40 ZIP codes in San Joaquin County, 95205 has the 34th-highest two-bedroom rent (county range $1,180–$3,020). The median county two-bedroom FMR in California is $1,725, so ZIP 95205 is 4% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95205
BedroomsFY 2027Change90–110% range
Studio$1,260+18.9%$1,134–$1,386
1BR$1,340+16.5%$1,206–$1,474
2BR$1,660+15.3%$1,494–$1,826
3BR$2,300+15.0%$2,070–$2,530
4BR$2,770+14.5%$2,493–$3,047

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95205
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,260$1,340$1,660$2,300$2,770
FY 2026$1,060$1,150$1,440$2,000$2,420
FY 2025$1,020$1,130$1,450$2,040$2,460
FY 2024$940$1,050$1,370$1,940$2,320
FY 2023$900$1,000$1,310$1,860$2,230

Two-bedroom rent in nearby San Joaquin County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95205
95201$2,020+21.7%
95202$1,180−28.9%
95203$1,520−8.4%
95204$1,670+0.6%
95205Current$1,660—
95206$1,790+7.8%
95207$2,030+22.3%
95208$2,020+21.7%
95209$2,150+29.5%
95210$1,770+6.6%
95211$1,790+7.8%
95212$2,810+69.3%

Questions about ZIP 95205 rents

How much will Section 8 pay for a two-bedroom in ZIP 95205?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $2,015, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,814 to $2,217 a month; under the ZIP-level Small Area FMR of $1,660 it would be $1,494 to $1,826. 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 95205 in?

ZIP 95205 is in the Stockton-Lodi, CA MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $2,015.

How much did fair market rent change in ZIP 95205 for FY 2027?

The two-bedroom FMR rose 15.3%, from $1,440 in FY 2026 to $1,660 in FY 2027. Since FY 2023 it has risen 26.7%.

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