Skip to main content
Loading page
Stanislaus County/Modesto/95358

95358

ZIPSAFMR
Stanislaus County, CA
Zillow

ZIP Investment Score

64Below average

095130300
BRFMR
Eff. Rent
0 BR$1,290$1,420
1 BR$1,390$1,530
2 BR$1,820$1,900
3 BR$2,430$2,110
4 BR$2,850$2,240
5 BR$3,277Not available
6 BR$3,769Not available
7 BR$4,334Not available
8 BR$4,985Not available

Purchase Price Calculator

Maximum purchase price
$220,423

Cost breakdown

+Likely effective rent$1,900
HUD FMR$1,820
Market rent$1,950
Est. payment standard (105%)Used$1,900
-Principal and interest-$1,115
Loan amount$176,338
Down payment$44,085
Rate6.50%
Term30 years
-Operating costs-$585
Property taxes-$220
Insurance-$175
Utilities$0
HOA$0
Management-$190
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$30,466(69.1% ROI)
Projected value
$237,371
Return breakdown
Property appreciation+$16,948
Loan principal paid down+$6,318
Rental cash flow+$7,200
5-year hold
+$52,232(118.5% ROI)
Projected value
$249,388
Return breakdown
Property appreciation+$28,965
Loan principal paid down+$11,266
Rental cash flow+$12,000
10-year hold
+$112,583(255.4% ROI)
Projected value
$282,160
Return breakdown
Property appreciation+$61,737
Loan principal paid down+$26,846
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

Market Alignment

Studio
0.72
1 BR
0.79
2 BR
0.93
3 BR
1.15
4 BR
1.27
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 95358 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95358 (Modesto, CA) is $1,820 a month. That is up 1.1% from $1,800 in FY 2026. Modesto is in the Modesto, 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 $1,803. Among 28 ZIP codes in Stanislaus County, 95358 has the 9th-highest two-bedroom rent (county range $1,570–$2,380). The median county two-bedroom FMR in California is $1,725, so ZIP 95358 is 6% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95358
BedroomsFY 2027Change90–110% range
Studio$1,2900.0%$1,161–$1,419
1BR$1,3900.0%$1,251–$1,529
2BR$1,820+1.1%$1,638–$2,002
3BR$2,430−2.8%$2,187–$2,673
4BR$2,850−1.4%$2,565–$3,135

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95358
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,290$1,390$1,820$2,430$2,850
FY 2026$1,290$1,390$1,800$2,500$2,890
FY 2025$1,180$1,270$1,640$2,300$2,670
FY 2024$1,200$1,240$1,600$2,250$2,660
FY 2023$960$990$1,260$1,780$2,080

Two-bedroom rent in nearby Stanislaus County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95358
95350$1,790−1.6%
95351$1,620−11.0%
95352$1,800−1.1%
95353$1,800−1.1%
95354$1,730−4.9%
95355$1,950+7.1%
95356$2,060+13.2%
95357$2,370+30.2%
95358Current$1,820—
95360$1,590−12.6%
95361$1,770−2.7%
95363$1,940+6.6%

Questions about ZIP 95358 rents

How much will Section 8 pay for a two-bedroom in ZIP 95358?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,803, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,623 to $1,983 a month; under the ZIP-level Small Area FMR of $1,820 it would be $1,638 to $2,002. 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 95358 in?

ZIP 95358 is in the Modesto, CA MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,803.

How much did fair market rent change in ZIP 95358 for FY 2027?

The two-bedroom FMR rose 1.1%, from $1,800 in FY 2026 to $1,820 in FY 2027. Since FY 2023 it has risen 44.4%.

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