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Mendocino County/Caspar/95420

95420

ZIPSAFMR
Mendocino County, CA
Zillow

ZIP Investment Score

30Below average

095130300
BRFMR
Eff. Rent
0 BR$1,350$1,350
1 BR$1,430$1,430
2 BR$1,870$1,870
3 BR$2,590$2,590
4 BR$2,910$2,910
5 BR$3,346Not available
6 BR$3,848Not available
7 BR$4,426Not available
8 BR$5,090Not available

Purchase Price Calculator

Maximum purchase price
$215,965

Cost breakdown

+Likely effective rent$1,870
HUD FMRUsed$1,870
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,092
Loan amount$172,772
Down payment$43,193
Rate6.50%
Term30 years
-Operating costs-$578
Property taxes-$216
Insurance-$175
Utilities$0
HOA$0
Management-$187
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$29,996(69.4% ROI)
Projected value
$232,570
Return breakdown
Property appreciation+$16,606
Loan principal paid down+$6,190
Rental cash flow+$7,200
5-year hold
+$51,418(119.0% ROI)
Projected value
$244,344
Return breakdown
Property appreciation+$28,380
Loan principal paid down+$11,038
Rental cash flow+$12,000
10-year hold
+$110,791(256.5% ROI)
Projected value
$276,453
Return breakdown
Property appreciation+$60,488
Loan principal paid down+$26,303
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 95420 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95420 (Caspar, CA) is $1,870 a month. That is up 0.5% from $1,860 in FY 2026. Caspar is in the Mendocino 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 $1,683. Among 28 ZIP codes in Mendocino County, 95420 has the 7th-highest two-bedroom rent (county range $1,550–$2,550). The median county two-bedroom FMR in California is $1,725, so ZIP 95420 is 8% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95420
BedroomsFY 2027Change90–110% range
Studio$1,350−2.2%$1,215–$1,485
1BR$1,430+0.7%$1,287–$1,573
2BR$1,870+0.5%$1,683–$2,057
3BR$2,5900.0%$2,331–$2,849
4BR$2,910−4.3%$2,619–$3,201

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95420
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,350$1,430$1,870$2,590$2,910
FY 2026$1,380$1,420$1,860$2,590$3,040
FY 2025$1,230$1,270$1,670$2,340$2,800
FY 2024area FMR$1,119$1,132$1,488$2,097$2,525
FY 2023area FMR$988$995$1,305$1,844$2,223

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Mendocino County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95420
95410$1,680−10.2%
95415$1,610−13.9%
95417$1,680−10.2%
95418$1,680−10.2%
95420Current$1,870—
95427$1,900+1.6%
95428$1,620−13.4%
95429$1,610−13.9%
95432$1,690−9.6%
95437$1,720−8.0%
95445$2,550+36.4%
95449$2,000+7.0%

Questions about ZIP 95420 rents

How much will Section 8 pay for a two-bedroom in ZIP 95420?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,683, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,515 to $1,851 a month; under the ZIP-level Small Area FMR of $1,870 it would be $1,683 to $2,057. 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 95420 in?

ZIP 95420 is in the Mendocino County, CA non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,683.

How much did fair market rent change in ZIP 95420 for FY 2027?

The two-bedroom FMR rose 0.5%, from $1,860 in FY 2026 to $1,870 in FY 2027. Since FY 2025 it has risen 12.0%.

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