El Dorado County/El Dorado/95623

95623

ZIPSAFMR

El Dorado County, CA

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ZIP Investment Score

79Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,530	$1,510	-1.7%
1 BR	$1,610	$1,690	-2.6%
2 BR	$1,980	$2,030	-2.9%
3 BR	$2,630	$2,510	-4.4%
4 BR	$3,030	$2,820	-4.3%
5 BR	$3,484	Not available	-4.3%
6 BR	$4,007	Not available	-4.3%
7 BR	$4,608	Not available	-4.3%
8 BR	$5,299	Not available	-4.3%

Purchase Price Calculator

Maximum purchase price

$239,741

Cost breakdown

+Likely effective rent$2,030

HUD FMR$1,980

Market rent$2,050

Est. payment standard (102%)Used$2,030

-Principal and interest-$1,212

Loan amount$191,793

Down payment$47,948

Rate6.50%

Term30 years

-Operating costs-$618

Property taxes-$240

Insurance-$175

Utilities$0

HOA$0

Management-$203

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$32,505(67.8% ROI)

Projected value

$258,174

Return breakdown

Property appreciation+$18,434

Loan principal paid down+$6,871

Rental cash flow+$7,200

5-year hold

+$55,758(116.3% ROI)

Projected value

$271,245

Return breakdown

Property appreciation+$31,504

Loan principal paid down+$12,254

Rental cash flow+$12,000

10-year hold

+$120,346(251.0% ROI)

Projected value

$306,888

Return breakdown

Property appreciation+$67,148

Loan principal paid down+$29,198

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.01ratio

FMR$1,530

Market$1,510

vs market+$20

FMR is near market; voucher and private rents are aligned.

1.01

1 BR

0.93ratio

FMR$1,610

Market$1,730

vs market-$120

FMR is near market; voucher and private rents are aligned.

0.93

2 BR

0.97ratio

FMR$1,980

Market$2,050

vs market-$70

FMR is near market; voucher and private rents are aligned.

0.97

3 BR

1.05ratio

FMR$2,630

Market$2,510

vs market+$120

FMR is near market; voucher and private rents are aligned.

1.05

4 BR

1.07ratio

FMR$3,030

Market$2,820

vs market+$210

FMR is near market; voucher and private rents are aligned.

1.07

0.700.800.901.001.101.201.30aligned range

Historical

FY 2023-2027

FMR: FY2027
Market rent: last ~365 days
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 95623 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95623 (El Dorado, CA) is $1,980 a month. That is down 9.6% from $2,190 in FY 2026. El Dorado is in the Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 27 ZIP codes in El Dorado County, 95623 has the 20th-highest two-bedroom rent (county range $1,410–$3,140). The median county two-bedroom FMR in California is $1,725, so ZIP 95623 is 15% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95623
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,700	$1,530	−10.0%	$1,377–$1,683
1BR	$1,780	$1,610	−9.6%	$1,449–$1,771
2BR	$2,190	$1,980	−9.6%	$1,782–$2,178
3BR	$2,920	$2,630	−9.9%	$2,367–$2,893
4BR	$3,360	$3,030	−9.8%	$2,727–$3,333

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95623
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,530	$1,610	$1,980	$2,630	$3,030
FY 2026	$1,700	$1,780	$2,190	$2,920	$3,360
FY 2025	$1,790	$1,890	$2,350	$3,190	$3,680
FY 2024	$1,610	$1,740	$2,160	$3,010	$3,460
FY 2023	$1,270	$1,390	$1,740	$2,470	$2,880

Two-bedroom rent in nearby El Dorado County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 95623
95613	$2,090	+5.6%
95614	$3,140	+58.6%
95619	$2,190	+10.6%
95623Current	$1,980	—
95633	$2,140	+8.1%
95634	$2,170	+9.6%
95635	$2,400	+21.2%
95636	$2,040	+3.0%
95651	$2,250	+13.6%
95656	$2,100	+6.1%
95664	$1,950	−1.5%
95667	$1,790	−9.6%

Questions about ZIP 95623 rents

How much will Section 8 pay for a two-bedroom in ZIP 95623?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,980, that basic range is $1,782 to $2,178 a month. 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 95623 in?

ZIP 95623 is in the Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area. HUD requires Small Area FMRs in this area, so payment standards are set by ZIP code.

How much did fair market rent change in ZIP 95623 for FY 2027?

The two-bedroom FMR fell 9.6%, from $2,190 in FY 2026 to $1,980 in FY 2027. Since FY 2023 it has risen 13.8%.

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 rent El Dorado, CA fair market rent CA statewide rents What is SAFMR?Data sources