Skip to main content
Loading page
Lake County/Nice/95464

95464

ZIPSAFMR
Lake County, CA
Zillow

ZIP Investment Score

106Above average

095130300
BRFMR
Eff. Rent
0 BR$1,070$1,180
1 BR$1,070$1,180
2 BR$1,400$1,540
3 BR$1,940$1,890
4 BR$2,350$1,950
5 BR$2,703Not available
6 BR$3,108Not available
7 BR$3,574Not available
8 BR$4,110Not available

Purchase Price Calculator

Maximum purchase price
$166,927

Cost breakdown

+Likely effective rent$1,540
HUD FMR$1,400
Market rent$1,620
Est. payment standard (110%)Used$1,540
-Principal and interest-$844
Loan amount$133,542
Down payment$33,385
Rate6.50%
Term30 years
-Operating costs-$496
Property taxes-$167
Insurance-$175
Utilities$0
HOA$0
Management-$154
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$24,820(74.3% ROI)
Projected value
$179,762
Return breakdown
Property appreciation+$12,835
Loan principal paid down+$4,784
Rental cash flow+$7,200
5-year hold
+$42,468(127.2% ROI)
Projected value
$188,862
Return breakdown
Property appreciation+$21,936
Loan principal paid down+$8,532
Rental cash flow+$12,000
10-year hold
+$91,084(272.8% ROI)
Projected value
$213,681
Return breakdown
Property appreciation+$46,754
Loan principal paid down+$20,330
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

Market Alignment

Studio
0.85
1 BR
0.80
2 BR
0.86
3 BR
1.03
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 95464 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95464 (Nice, CA) is $1,400 a month. That is down 7.9% from $1,520 in FY 2026. Nice 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, 95464 is tied for the 14th-highest two-bedroom rent (county range $1,400–$2,990). The median county two-bedroom FMR in California is $1,725, so ZIP 95464 is 19% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95464
BedroomsFY 2027Change90–110% range
Studio$1,070−7.0%$963–$1,177
1BR$1,070−7.8%$963–$1,177
2BR$1,400−7.9%$1,260–$1,540
3BR$1,940−8.1%$1,746–$2,134
4BR$2,350−7.8%$2,115–$2,585

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95464
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,070$1,070$1,400$1,940$2,350
FY 2026$1,150$1,160$1,520$2,110$2,550
FY 2025$990$1,000$1,310$1,840$2,200
FY 2024area FMR$928$964$1,267$1,785$2,150
FY 2023area FMR$747$849$1,117$1,587$1,872

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

Two-bedroom rent in nearby Lake County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95464
95426$2,060+47.1%
95435$1,620+15.7%
95443$1,470+5.0%
95451$1,630+16.4%
95453$1,460+4.3%
95457$1,940+38.6%
95458$1,440+2.9%
95461$2,990+113.6%
95464Current$1,400—
95467$2,420+72.9%
95485$1,4000.0%
95493$1,420+1.4%

Questions about ZIP 95464 rents

How much will Section 8 pay for a two-bedroom in ZIP 95464?

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 $1,400 it would be $1,260 to $1,540. 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 95464 in?

ZIP 95464 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 95464 for FY 2027?

The two-bedroom FMR fell 7.9%, from $1,520 in FY 2026 to $1,400 in FY 2027. Since FY 2025 it has risen 6.9%.

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