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Calaveras County/Wilseyville/95257

95257

ZIPSAFMR
Calaveras County, CA
Zillow

ZIP Investment Score

77Below average

095130300
BRFMR
Eff. Rent
0 BR$1,050$1,050
1 BR$1,150$1,150
2 BR$1,500$1,500
3 BR$2,080$2,080
4 BR$2,250$2,250
5 BR$2,588Not available
6 BR$2,976Not available
7 BR$3,422Not available
8 BR$3,935Not available

Purchase Price Calculator

Maximum purchase price
$160,983

Cost breakdown

+Likely effective rent$1,500
HUD FMRUsed$1,500
Market rentN/A
Est. payment standardN/A
-Principal and interest-$814
Loan amount$128,786
Down payment$32,197
Rate6.50%
Term30 years
-Operating costs-$486
Property taxes-$161
Insurance-$175
Utilities$0
HOA$0
Management-$150
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$24,192(75.1% ROI)
Projected value
$173,361
Return breakdown
Property appreciation+$12,378
Loan principal paid down+$4,614
Rental cash flow+$7,200
5-year hold
+$41,383(128.5% ROI)
Projected value
$182,137
Return breakdown
Property appreciation+$21,154
Loan principal paid down+$8,228
Rental cash flow+$12,000
10-year hold
+$88,695(275.5% ROI)
Projected value
$206,072
Return breakdown
Property appreciation+$45,089
Loan principal paid down+$19,606
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
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Mortgage rate
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ZIP 95257 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95257 (Wilseyville, CA) is $1,500 a month. That is down 9.6% from $1,660 in FY 2026. Wilseyville 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, 95257 has the 14th-highest two-bedroom rent (county range $1,390–$1,870). The median county two-bedroom FMR in California is $1,725, so ZIP 95257 is 13% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95257
BedroomsFY 2027Change90–110% range
Studio$1,050−9.5%$945–$1,155
1BR$1,150−9.4%$1,035–$1,265
2BR$1,500−9.6%$1,350–$1,650
3BR$2,080−10.0%$1,872–$2,288
4BR$2,250−9.6%$2,025–$2,475

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95257
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,050$1,150$1,500$2,080$2,250
FY 2026$1,160$1,270$1,660$2,310$2,490
FY 2025$1,060$1,170$1,530$2,140$2,360
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. 95257
95232$1,390−7.3%
95233$1,750+16.7%
95245$1,460−2.7%
95246$1,390−7.3%
95247$1,750+16.7%
95248$1,530+2.0%
95249$1,390−7.3%
95251$1,700+13.3%
95252$1,640+9.3%
95254$1,690+12.7%
95255$1,390−7.3%
95257Current$1,500—

Questions about ZIP 95257 rents

How much will Section 8 pay for a two-bedroom in ZIP 95257?

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 $1,500 it would be $1,350 to $1,650. 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 95257 in?

ZIP 95257 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 95257 for FY 2027?

The two-bedroom FMR fell 9.6%, from $1,660 in FY 2026 to $1,500 in FY 2027. Since FY 2025 it has fallen 2.0%.

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