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Sonoma County/Santa Rosa/95404

95404

ZIPSAFMR
Sonoma County, CA
Zillow

ZIP Investment Score

78Below average

095130300
BRFMR
Eff. Rent
0 BR$1,950$1,910
1 BR$2,130$2,210
2 BR$2,780$2,420
3 BR$3,850$3,660
4 BR$4,240$4,410
5 BR$4,876Not available
6 BR$5,607Not available
7 BR$6,449Not available
8 BR$7,416Not available

Purchase Price Calculator

Maximum purchase price
$297,695

Cost breakdown

+Likely effective rent$2,420
HUD FMR$2,780
Market rentUsed$2,420
Est. payment standard (92%)$2,550
-Principal and interest-$1,505
Loan amount$238,156
Down payment$59,539
Rate6.50%
Term30 years
-Operating costs-$715
Property taxes-$298
Insurance-$175
Utilities$0
HOA$0
Management-$242
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$38,622(64.9% ROI)
Projected value
$320,584
Return breakdown
Property appreciation+$22,890
Loan principal paid down+$8,533
Rental cash flow+$7,200
5-year hold
+$66,335(111.4% ROI)
Projected value
$336,814
Return breakdown
Property appreciation+$39,120
Loan principal paid down+$15,216
Rental cash flow+$12,000
10-year hold
+$143,636(241.2% ROI)
Projected value
$381,074
Return breakdown
Property appreciation+$83,380
Loan principal paid down+$36,257
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.02
1 BR
0.94
2 BR
1.15
3 BR
1.05
4 BR
0.94
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 95404 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95404 (Santa Rosa, CA) is $2,780 a month. That is up 1.8% from $2,730 in FY 2026. Santa Rosa is in the Santa Rosa-Petaluma, 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 $2,819. Among 49 ZIP codes in Sonoma County, 95404 has the 28th-highest two-bedroom rent (county range $2,550–$3,390). The median county two-bedroom FMR in California is $1,725, so ZIP 95404 is 61% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95404
BedroomsFY 2027Change90–110% range
Studio$1,950+3.7%$1,755–$2,145
1BR$2,130+2.4%$1,917–$2,343
2BR$2,780+1.8%$2,502–$3,058
3BR$3,850+2.7%$3,465–$4,235
4BR$4,240+6.0%$3,816–$4,664

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95404
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,950$2,130$2,780$3,850$4,240
FY 2026$1,880$2,080$2,730$3,750$4,000
FY 2025$1,740$1,940$2,540$3,470$3,670
FY 2024$1,460$1,640$2,160$2,930$3,110
FY 2023$1,370$1,540$2,030$2,800$3,030

Two-bedroom rent in nearby Sonoma County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95404
95401$2,900+4.3%
95402$2,820+1.4%
95403$2,980+7.2%
95404Current$2,780—
95405$3,090+11.2%
95406$2,820+1.4%
95407$2,590−6.8%
95409$3,150+13.3%
95412$2,820+1.4%
95416$2,820+1.4%
95419$2,550−8.3%
95421$2,550−8.3%

Questions about ZIP 95404 rents

How much will Section 8 pay for a two-bedroom in ZIP 95404?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $2,819, which applies unless the housing authority uses Small Area FMRs, that basic range is $2,537 to $3,101 a month; under the ZIP-level Small Area FMR of $2,780 it would be $2,502 to $3,058. 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 95404 in?

ZIP 95404 is in the Santa Rosa-Petaluma, CA MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $2,819.

How much did fair market rent change in ZIP 95404 for FY 2027?

The two-bedroom FMR rose 1.8%, from $2,730 in FY 2026 to $2,780 in FY 2027. Since FY 2023 it has risen 36.9%.

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