Skip to main content
Loading page
Mendocino County/Potter Valley/95469

95469

ZIPSAFMR
Mendocino County, CA
Zillow

ZIP Investment Score

108Above average

095130300
BRFMR
Eff. Rent
0 BR$1,340$1,340
1 BR$1,420$1,420
2 BR$1,860$1,860
3 BR$2,580$2,580
4 BR$2,880$2,880
5 BR$3,312Not available
6 BR$3,809Not available
7 BR$4,380Not available
8 BR$5,037Not available

Purchase Price Calculator

Maximum purchase price
$214,479

Cost breakdown

+Likely effective rent$1,860
HUD FMRUsed$1,860
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,085
Loan amount$171,583
Down payment$42,896
Rate6.50%
Term30 years
-Operating costs-$575
Property taxes-$214
Insurance-$175
Utilities$0
HOA$0
Management-$186
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$29,839(69.6% ROI)
Projected value
$230,970
Return breakdown
Property appreciation+$16,491
Loan principal paid down+$6,147
Rental cash flow+$7,200
5-year hold
+$51,147(119.2% ROI)
Projected value
$242,663
Return breakdown
Property appreciation+$28,184
Loan principal paid down+$10,962
Rental cash flow+$12,000
10-year hold
+$110,194(256.9% ROI)
Projected value
$274,551
Return breakdown
Property appreciation+$60,072
Loan principal paid down+$26,122
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

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
--
Tax rate
--
Mortgage rate
--

ZIP 95469 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95469 (Potter Valley, CA) is $1,860 a month. That is down 1.6% from $1,890 in FY 2026. Potter Valley 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, 95469 has the 8th-highest two-bedroom rent (county range $1,550–$2,550). The median county two-bedroom FMR in California is $1,725, so ZIP 95469 is 8% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95469
BedroomsFY 2027Change90–110% range
Studio$1,340−4.3%$1,206–$1,474
1BR$1,420−1.4%$1,278–$1,562
2BR$1,860−1.6%$1,674–$2,046
3BR$2,580−1.9%$2,322–$2,838
4BR$2,880−6.5%$2,592–$3,168

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95469
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,340$1,420$1,860$2,580$2,880
FY 2026$1,400$1,440$1,890$2,630$3,080
FY 2025$1,130$1,170$1,530$2,150$2,570
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. 95469
95454$1,680−9.7%
95456$1,680−9.7%
95459$1,680−9.7%
95460$2,260+21.5%
95463$1,680−9.7%
95466$1,680−9.7%
95468$2,160+16.1%
95469Current$1,860—
95470$1,670−10.2%
95481$1,680−9.7%
95482$1,670−10.2%
95488$1,680−9.7%

Questions about ZIP 95469 rents

How much will Section 8 pay for a two-bedroom in ZIP 95469?

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 $1,860 it would be $1,674 to $2,046. 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 95469 in?

ZIP 95469 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 95469 for FY 2027?

The two-bedroom FMR fell 1.6%, from $1,890 in FY 2026 to $1,860 in FY 2027. Since FY 2025 it has risen 21.6%.

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