Skip to main content
Loading page
San Joaquin County/French Camp/95231

95231

ZIPSAFMR
San Joaquin County, CA
Zillow

ZIP Investment Score

83Below average

095130300
BRFMR
Eff. Rent
0 BR$1,760$1,280
1 BR$1,880$1,520
2 BR$2,330$1,960
3 BR$3,230$2,580
4 BR$3,890$2,560
5 BR$4,474Not available
6 BR$5,145Not available
7 BR$5,916Not available
8 BR$6,804Not available

Purchase Price Calculator

Maximum purchase price
$229,339

Cost breakdown

+Likely effective rent$1,960
HUD FMR$2,330
Market rentUsed$1,960
Est. payment standard (90%)$2,100
-Principal and interest-$1,160
Loan amount$183,471
Down payment$45,868
Rate6.50%
Term30 years
-Operating costs-$600
Property taxes-$229
Insurance-$175
Utilities$0
HOA$0
Management-$196
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$31,407(68.5% ROI)
Projected value
$246,973
Return breakdown
Property appreciation+$17,634
Loan principal paid down+$6,573
Rental cash flow+$7,200
5-year hold
+$53,859(117.4% ROI)
Projected value
$259,476
Return breakdown
Property appreciation+$30,137
Loan principal paid down+$11,722
Rental cash flow+$12,000
10-year hold
+$116,166(253.3% ROI)
Projected value
$293,573
Return breakdown
Property appreciation+$64,234
Loan principal paid down+$27,931
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

Market Alignment

Studio
1.38
1 BR
1.24
2 BR
1.19
3 BR
1.25
4 BR
1.52
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 95231 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95231 (French Camp, CA) is $2,330 a month. That is up 20.7% from $1,930 in FY 2026. French Camp 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, 95231 has the 8th-highest two-bedroom rent (county range $1,180–$3,020). The median county two-bedroom FMR in California is $1,725, so ZIP 95231 is 35% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95231
BedroomsFY 2027Change90–110% range
Studio$1,760+23.1%$1,584–$1,936
1BR$1,880+21.3%$1,692–$2,068
2BR$2,330+20.7%$2,097–$2,563
3BR$3,230+20.5%$2,907–$3,553
4BR$3,890+20.1%$3,501–$4,279

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95231
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,760$1,880$2,330$3,230$3,890
FY 2026$1,430$1,550$1,930$2,680$3,240
FY 2025$1,270$1,390$1,770$2,480$2,970
FY 2024$1,020$1,130$1,460$2,060$2,480
FY 2023$890$990$1,290$1,830$2,200

Two-bedroom rent in nearby San Joaquin County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95231
95215$1,600−31.3%
95219$2,270−2.6%
95220$1,740−25.3%
95227$1,840−21.0%
95230$2,190−6.0%
95231Current$2,330—
95234$2,020−13.3%
95236$1,980−15.0%
95237$1,540−33.9%
95240$1,900−18.5%
95241$2,020−13.3%
95242$2,300−1.3%

Questions about ZIP 95231 rents

How much will Section 8 pay for a two-bedroom in ZIP 95231?

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 $2,330 it would be $2,097 to $2,563. 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 95231 in?

ZIP 95231 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 95231 for FY 2027?

The two-bedroom FMR rose 20.7%, from $1,930 in FY 2026 to $2,330 in FY 2027. Since FY 2023 it has risen 80.6%.

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