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Lake County/Middletown/95461

95461

ZIPSAFMR
Lake County, CA
Zillow

ZIP Investment Score

93Below average

095130300
BRFMR
Eff. Rent
0 BR$2,060$2,020
1 BR$2,280$2,020
2 BR$2,990$2,120
3 BR$3,800$2,340
4 BR$4,450$2,430
5 BR$5,118Not available
6 BR$5,885Not available
7 BR$6,768Not available
8 BR$7,783Not available

Purchase Price Calculator

Maximum purchase price
$253,115

Cost breakdown

+Likely effective rent$2,120
HUD FMR$2,990
Market rentUsed$2,120
Est. payment standard (90%)$2,690
-Principal and interest-$1,280
Loan amount$202,492
Down payment$50,623
Rate6.50%
Term30 years
-Operating costs-$640
Property taxes-$253
Insurance-$175
Utilities$0
HOA$0
Management-$212
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$33,917(67.0% ROI)
Projected value
$272,577
Return breakdown
Property appreciation+$19,462
Loan principal paid down+$7,255
Rental cash flow+$7,200
5-year hold
+$58,199(115.0% ROI)
Projected value
$286,376
Return breakdown
Property appreciation+$33,261
Loan principal paid down+$12,937
Rental cash flow+$12,000
10-year hold
+$125,721(248.3% ROI)
Projected value
$324,008
Return breakdown
Property appreciation+$70,893
Loan principal paid down+$30,827
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.02
1 BR
1.13
2 BR
1.41
3 BR
1.62
4 BR
1.83
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 95461 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95461 (Middletown, CA) is $2,990 a month. That is up 18.7% from $2,520 in FY 2026. Middletown is in the Lake 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 $1,616. Among 15 ZIP codes in Lake County, 95461 has the highest two-bedroom rent (county range $1,400–$2,990). The median county two-bedroom FMR in California is $1,725, so ZIP 95461 is 73% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95461
BedroomsFY 2027Change90–110% range
Studio$2,060+17.0%$1,854–$2,266
1BR$2,280+18.8%$2,052–$2,508
2BR$2,990+18.7%$2,691–$3,289
3BR$3,800+12.8%$3,420–$4,180
4BR$4,450+14.4%$4,005–$4,895

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95461
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,060$2,280$2,990$3,800$4,450
FY 2026$1,760$1,920$2,520$3,370$3,890
FY 2025$1,640$1,840$2,420$3,280$3,530
FY 2024$1,750$1,960$2,580$3,500$3,750
FY 2023$1,570$1,780$2,340$3,230$3,340

Two-bedroom rent in nearby Lake County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95461
95426$2,060−31.1%
95435$1,620−45.8%
95443$1,470−50.8%
95451$1,630−45.5%
95453$1,460−51.2%
95457$1,940−35.1%
95458$1,440−51.8%
95461Current$2,990—
95464$1,400−53.2%
95467$2,420−19.1%
95485$1,400−53.2%
95493$1,420−52.5%

Questions about ZIP 95461 rents

How much will Section 8 pay for a two-bedroom in ZIP 95461?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,616, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,454 to $1,778 a month; under the ZIP-level Small Area FMR of $2,990 it would be $2,691 to $3,289. 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 95461 in?

ZIP 95461 is in the Lake County, CA non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,616.

How much did fair market rent change in ZIP 95461 for FY 2027?

The two-bedroom FMR rose 18.7%, from $2,520 in FY 2026 to $2,990 in FY 2027. Since FY 2023 it has risen 27.8%.

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