Skip to main content
Loading page
San Joaquin County/Tracy/95377

95377

ZIPSAFMR
San Joaquin County, CA
Zillow

ZIP Investment Score

73Below average

095130300
BRFMR
Eff. Rent
0 BR$2,290$1,970
1 BR$2,440$2,060
2 BR$3,020$2,480
3 BR$4,180$2,860
4 BR$5,050$3,050
5 BR$5,808Not available
6 BR$6,679Not available
7 BR$7,680Not available
8 BR$8,832Not available

Purchase Price Calculator

Maximum purchase price
$306,610

Cost breakdown

+Likely effective rent$2,480
HUD FMR$3,020
Market rentUsed$2,480
Est. payment standard (90%)$2,720
-Principal and interest-$1,550
Loan amount$245,288
Down payment$61,322
Rate6.50%
Term30 years
-Operating costs-$730
Property taxes-$307
Insurance-$175
Utilities$0
HOA$0
Management-$248
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$39,564(64.5% ROI)
Projected value
$330,186
Return breakdown
Property appreciation+$23,575
Loan principal paid down+$8,788
Rental cash flow+$7,200
5-year hold
+$67,963(110.8% ROI)
Projected value
$346,902
Return breakdown
Property appreciation+$40,291
Loan principal paid down+$15,672
Rental cash flow+$12,000
10-year hold
+$147,219(240.1% ROI)
Projected value
$392,487
Return breakdown
Property appreciation+$85,877
Loan principal paid down+$37,342
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

Market Alignment

Studio
1.16
1 BR
1.18
2 BR
1.22
3 BR
1.46
4 BR
1.66
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 95377 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95377 (Tracy, CA) is $3,020 a month. That is up 15.7% from $2,610 in FY 2026. Tracy 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, 95377 is tied for the highest two-bedroom rent (county range $1,180–$3,020). The median county two-bedroom FMR in California is $1,725, so ZIP 95377 is 75% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95377
BedroomsFY 2027Change90–110% range
Studio$2,290+18.7%$2,061–$2,519
1BR$2,440+16.7%$2,196–$2,684
2BR$3,020+15.7%$2,718–$3,322
3BR$4,180+15.2%$3,762–$4,598
4BR$5,050+15.3%$4,545–$5,555

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95377
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,290$2,440$3,020$4,180$5,050
FY 2026$1,930$2,090$2,610$3,630$4,380
FY 2025$1,870$2,040$2,600$3,640$4,370
FY 2024$1,680$1,870$2,410$3,400$4,090
FY 2023$1,560$1,740$2,270$3,230$3,870

Two-bedroom rent in nearby San Joaquin County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95377
95267$2,020−33.1%
95269$2,020−33.1%
95304$2,880−4.6%
95320$1,960−35.1%
95330$2,810−7.0%
95336$2,160−28.5%
95337$2,460−18.5%
95366$2,170−28.1%
95376$2,370−21.5%
95377Current$3,020—
95378$2,020−33.1%
95391$3,0200.0%

Questions about ZIP 95377 rents

How much will Section 8 pay for a two-bedroom in ZIP 95377?

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 $3,020 it would be $2,718 to $3,322. 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 95377 in?

ZIP 95377 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 95377 for FY 2027?

The two-bedroom FMR rose 15.7%, from $2,610 in FY 2026 to $3,020 in FY 2027. Since FY 2023 it has risen 33.0%.

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