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Stanislaus County/Waterford/95386

95386

ZIPSAFMR
Stanislaus County, CA
Zillow

ZIP Investment Score

103Above average

095130300
BRFMR
Eff. Rent
0 BR$1,260$1,390
1 BR$1,360$1,500
2 BR$1,780$1,780
3 BR$2,380$2,380
4 BR$2,790$2,300
5 BR$3,208Not available
6 BR$3,690Not available
7 BR$4,243Not available
8 BR$4,880Not available

Purchase Price Calculator

Maximum purchase price
$202,591

Cost breakdown

+Likely effective rent$1,780
HUD FMRUsed$1,780
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,024
Loan amount$162,073
Down payment$40,518
Rate6.50%
Term30 years
-Operating costs-$556
Property taxes-$203
Insurance-$175
Utilities$0
HOA$0
Management-$178
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$28,584(70.5% ROI)
Projected value
$218,168
Return breakdown
Property appreciation+$15,577
Loan principal paid down+$5,807
Rental cash flow+$7,200
5-year hold
+$48,977(120.9% ROI)
Projected value
$229,213
Return breakdown
Property appreciation+$26,622
Loan principal paid down+$10,355
Rental cash flow+$12,000
10-year hold
+$105,416(260.2% ROI)
Projected value
$259,333
Return breakdown
Property appreciation+$56,743
Loan principal paid down+$24,674
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.66
1 BR
0.67
4 BR
1.21
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 95386 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95386 (Waterford, CA) is $1,780 a month. That is up 2.9% from $1,730 in FY 2026. Waterford 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, 95386 has the 15th-highest two-bedroom rent (county range $1,570–$2,380). The median county two-bedroom FMR in California is $1,725, so ZIP 95386 is 3% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95386
BedroomsFY 2027Change90–110% range
Studio$1,260+1.6%$1,134–$1,386
1BR$1,360+2.3%$1,224–$1,496
2BR$1,780+2.9%$1,602–$1,958
3BR$2,380−0.8%$2,142–$2,618
4BR$2,790+0.4%$2,511–$3,069

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95386
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,260$1,360$1,780$2,380$2,790
FY 2026$1,240$1,330$1,730$2,400$2,780
FY 2025$1,080$1,160$1,500$2,100$2,440
FY 2024$1,090$1,140$1,460$2,060$2,420
FY 2023$970$1,000$1,270$1,790$2,100

Two-bedroom rent in nearby Stanislaus County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95386
95360$1,590−10.7%
95361$1,770−0.6%
95363$1,940+9.0%
95367$1,860+4.5%
95368$2,380+33.7%
95380$1,660−6.7%
95381$1,800+1.1%
95382$2,020+13.5%
95385$1,570−11.8%
95386Current$1,780—
95387$1,590−10.7%
95397$1,800+1.1%

Questions about ZIP 95386 rents

How much will Section 8 pay for a two-bedroom in ZIP 95386?

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 $1,780 it would be $1,602 to $1,958. 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 95386 in?

ZIP 95386 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 95386 for FY 2027?

The two-bedroom FMR rose 2.9%, from $1,730 in FY 2026 to $1,780 in FY 2027. Since FY 2023 it has risen 40.2%.

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