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Calaveras County/Vallecito/95251

95251

ZIPSAFMR
Calaveras County, CA
Zillow

ZIP Investment Score

66Below average

095130300
BRFMR
Eff. Rent
0 BR$1,240$1,240
1 BR$1,310$1,310
2 BR$1,700$1,700
3 BR$2,360$2,360
4 BR$2,470$2,470
5 BR$2,841Not available
6 BR$3,267Not available
7 BR$3,757Not available
8 BR$4,320Not available

Purchase Price Calculator

Maximum purchase price
$190,703

Cost breakdown

+Likely effective rent$1,700
HUD FMRUsed$1,700
Market rentN/A
Est. payment standardN/A
-Principal and interest-$964
Loan amount$152,562
Down payment$38,141
Rate6.50%
Term30 years
-Operating costs-$536
Property taxes-$191
Insurance-$175
Utilities$0
HOA$0
Management-$170
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$27,329(71.7% ROI)
Projected value
$205,366
Return breakdown
Property appreciation+$14,663
Loan principal paid down+$5,466
Rental cash flow+$7,200
5-year hold
+$46,807(122.7% ROI)
Projected value
$215,763
Return breakdown
Property appreciation+$25,060
Loan principal paid down+$9,747
Rental cash flow+$12,000
10-year hold
+$100,639(263.9% ROI)
Projected value
$244,116
Return breakdown
Property appreciation+$53,413
Loan principal paid down+$23,226
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
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Tax rate
--
Mortgage rate
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ZIP 95251 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95251 (Vallecito, CA) is $1,700 a month. That is up 1.8% from $1,670 in FY 2026. Vallecito is in the Calaveras County, CA non-metropolitan 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 county-wide two-bedroom FMR of $1,533. Among 20 ZIP codes in Calaveras County, 95251 has the 4th-highest two-bedroom rent (county range $1,390–$1,870). The median county two-bedroom FMR in California is $1,725, so ZIP 95251 is 1% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95251
BedroomsFY 2027Change90–110% range
Studio$1,240+6.0%$1,116–$1,364
1BR$1,310+2.3%$1,179–$1,441
2BR$1,700+1.8%$1,530–$1,870
3BR$2,360+1.3%$2,124–$2,596
4BR$2,470−1.6%$2,223–$2,717

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95251
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,240$1,310$1,700$2,360$2,470
FY 2026$1,170$1,280$1,670$2,330$2,510
FY 2025$1,040$1,140$1,490$2,100$2,300
FY 2024area FMR$1,049$1,055$1,309$1,845$2,135
FY 2023area FMR$919$925$1,161$1,650$1,889

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Calaveras County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95251
95232$1,390−18.2%
95233$1,750+2.9%
95245$1,460−14.1%
95246$1,390−18.2%
95247$1,750+2.9%
95248$1,530−10.0%
95249$1,390−18.2%
95251Current$1,700—
95252$1,640−3.5%
95254$1,690−0.6%
95255$1,390−18.2%
95257$1,500−11.8%

Questions about ZIP 95251 rents

How much will Section 8 pay for a two-bedroom in ZIP 95251?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,533, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,380 to $1,686 a month; under the ZIP-level Small Area FMR of $1,700 it would be $1,530 to $1,870. 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 95251 in?

ZIP 95251 is in the Calaveras County, CA non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,533.

How much did fair market rent change in ZIP 95251 for FY 2027?

The two-bedroom FMR rose 1.8%, from $1,670 in FY 2026 to $1,700 in FY 2027. Since FY 2025 it has risen 14.1%.

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