Skip to main content
Loading page
El Dorado County/Garden Valley/95633

95633

ZIPSAFMR
El Dorado County, CA
Zillow

ZIP Investment Score

99Above average

095130300
BRFMR
Eff. Rent
0 BR$1,660$1,660
1 BR$1,720$1,720
2 BR$2,140$2,140
3 BR$2,900$2,900
4 BR$3,340$3,340
5 BR$3,841Not available
6 BR$4,417Not available
7 BR$5,080Not available
8 BR$5,842Not available

Purchase Price Calculator

Maximum purchase price
$256,087

Cost breakdown

+Likely effective rent$2,140
HUD FMRUsed$2,140
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,295
Loan amount$204,869
Down payment$51,217
Rate6.50%
Term30 years
-Operating costs-$645
Property taxes-$256
Insurance-$175
Utilities$0
HOA$0
Management-$214
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$34,231(66.8% ROI)
Projected value
$275,777
Return breakdown
Property appreciation+$19,691
Loan principal paid down+$7,340
Rental cash flow+$7,200
5-year hold
+$58,741(114.7% ROI)
Projected value
$289,739
Return breakdown
Property appreciation+$33,652
Loan principal paid down+$13,089
Rental cash flow+$12,000
10-year hold
+$126,915(247.8% ROI)
Projected value
$327,813
Return breakdown
Property appreciation+$71,726
Loan principal paid down+$31,189
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 95633 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95633 (Garden Valley, CA) is $2,140 a month. That is down 9.7% from $2,370 in FY 2026. Garden Valley 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, 95633 has the 11th-highest two-bedroom rent (county range $1,410–$3,140). The median county two-bedroom FMR in California is $1,725, so ZIP 95633 is 24% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95633
BedroomsFY 2027Change90–110% range
Studio$1,660−7.8%$1,494–$1,826
1BR$1,720−9.9%$1,548–$1,892
2BR$2,140−9.7%$1,926–$2,354
3BR$2,900−9.9%$2,610–$3,190
4BR$3,340−10.0%$3,006–$3,674

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95633
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,660$1,720$2,140$2,900$3,340
FY 2026$1,800$1,910$2,370$3,220$3,710
FY 2025$2,000$2,120$2,630$3,570$4,120
FY 2024$1,890$2,040$2,540$3,540$4,070
FY 2023$1,610$1,760$2,210$3,140$3,660

Two-bedroom rent in nearby El Dorado County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95633
95613$2,090−2.3%
95614$3,140+46.7%
95619$2,190+2.3%
95623$1,980−7.5%
95633Current$2,140—
95634$2,170+1.4%
95635$2,400+12.1%
95636$2,040−4.7%
95651$2,250+5.1%
95656$2,100−1.9%
95664$1,950−8.9%
95667$1,790−16.4%

Questions about ZIP 95633 rents

How much will Section 8 pay for a two-bedroom in ZIP 95633?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,140, that basic range is $1,926 to $2,354 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 95633 in?

ZIP 95633 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 95633 for FY 2027?

The two-bedroom FMR fell 9.7%, from $2,370 in FY 2026 to $2,140 in FY 2027. Since FY 2023 it has fallen 3.2%.

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