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Mendocino County/Little River/95456

95456

ZIPSAFMR
Mendocino County, CA
Zillow

ZIP Investment Score

69Below average

095130300
BRFMR
Eff. Rent
0 BR$1,210$1,210
1 BR$1,280$1,280
2 BR$1,680$1,680
3 BR$2,330$2,330
4 BR$2,610$2,610
5 BR$3,001Not available
6 BR$3,452Not available
7 BR$3,969Not available
8 BR$4,565Not available

Purchase Price Calculator

Maximum purchase price
$187,731

Cost breakdown

+Likely effective rent$1,680
HUD FMRUsed$1,680
Market rentN/A
Est. payment standardN/A
-Principal and interest-$949
Loan amount$150,185
Down payment$37,546
Rate6.50%
Term30 years
-Operating costs-$531
Property taxes-$188
Insurance-$175
Utilities$0
HOA$0
Management-$168
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$27,015(72.0% ROI)
Projected value
$202,166
Return breakdown
Property appreciation+$14,435
Loan principal paid down+$5,381
Rental cash flow+$7,200
5-year hold
+$46,265(123.2% ROI)
Projected value
$212,400
Return breakdown
Property appreciation+$24,669
Loan principal paid down+$9,595
Rental cash flow+$12,000
10-year hold
+$99,444(264.9% ROI)
Projected value
$240,311
Return breakdown
Property appreciation+$52,581
Loan principal paid down+$22,864
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
--
Mortgage rate
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ZIP 95456 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95456 (Little River, CA) is $1,680 a month. That is down 1.8% from $1,710 in FY 2026. Little River 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, 95456 is tied for the 11th-highest two-bedroom rent (county range $1,550–$2,550). The median county two-bedroom FMR in California is $1,725, so ZIP 95456 is 3% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95456
BedroomsFY 2027Change90–110% range
Studio$1,210−4.7%$1,089–$1,331
1BR$1,280−1.5%$1,152–$1,408
2BR$1,680−1.8%$1,512–$1,848
3BR$2,330−2.1%$2,097–$2,563
4BR$2,610−6.1%$2,349–$2,871

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95456
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,210$1,280$1,680$2,330$2,610
FY 2026$1,270$1,300$1,710$2,380$2,780
FY 2025$1,170$1,220$1,600$2,240$2,690
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. 95456
95437$1,720+2.4%
95445$2,550+51.8%
95449$2,000+19.0%
95454$1,6800.0%
95456Current$1,680—
95459$1,6800.0%
95460$2,260+34.5%
95463$1,6800.0%
95466$1,6800.0%
95468$2,160+28.6%
95469$1,860+10.7%
95470$1,670−0.6%

Questions about ZIP 95456 rents

How much will Section 8 pay for a two-bedroom in ZIP 95456?

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 $1,680 it would be $1,512 to $1,848. 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 95456 in?

ZIP 95456 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 95456 for FY 2027?

The two-bedroom FMR fell 1.8%, from $1,710 in FY 2026 to $1,680 in FY 2027. Since FY 2025 it has risen 5.0%.

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