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El Dorado County/Greenwood/95635

95635

ZIPSAFMR
El Dorado County, CA
Zillow

ZIP Investment Score

112Above average

095130300
BRFMR
Eff. Rent
0 BR$1,860$1,860
1 BR$1,950$1,950
2 BR$2,400$2,400
3 BR$3,190$3,190
4 BR$3,680$3,680
5 BR$4,232Not available
6 BR$4,867Not available
7 BR$5,597Not available
8 BR$6,436Not available

Purchase Price Calculator

Maximum purchase price
$294,723

Cost breakdown

+Likely effective rent$2,400
HUD FMRUsed$2,400
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,490
Loan amount$235,778
Down payment$58,945
Rate6.50%
Term30 years
-Operating costs-$710
Property taxes-$295
Insurance-$175
Utilities$0
HOA$0
Management-$240
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$38,309(65.0% ROI)
Projected value
$317,384
Return breakdown
Property appreciation+$22,661
Loan principal paid down+$8,447
Rental cash flow+$7,200
5-year hold
+$65,793(111.6% ROI)
Projected value
$333,451
Return breakdown
Property appreciation+$38,729
Loan principal paid down+$15,064
Rental cash flow+$12,000
10-year hold
+$142,442(241.7% ROI)
Projected value
$377,270
Return breakdown
Property appreciation+$82,547
Loan principal paid down+$35,895
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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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
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ZIP 95635 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95635 (Greenwood, CA) is $2,400 a month. That is down 9.8% from $2,660 in FY 2026. Greenwood 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, 95635 has the 5th-highest two-bedroom rent (county range $1,410–$3,140). The median county two-bedroom FMR in California is $1,725, so ZIP 95635 is 39% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95635
BedroomsFY 2027Change90–110% range
Studio$1,860−9.7%$1,674–$2,046
1BR$1,950−9.7%$1,755–$2,145
2BR$2,400−9.8%$2,160–$2,640
3BR$3,190−9.9%$2,871–$3,509
4BR$3,680−9.8%$3,312–$4,048

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95635
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,860$1,950$2,400$3,190$3,680
FY 2026$2,060$2,160$2,660$3,540$4,080
FY 2025$2,000$2,120$2,620$3,560$4,110
FY 2024$2,030$2,190$2,720$3,790$4,360
FY 2023$1,670$1,840$2,310$3,280$3,810

Two-bedroom rent in nearby El Dorado County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95635
95613$2,090−12.9%
95614$3,140+30.8%
95619$2,190−8.7%
95623$1,980−17.5%
95633$2,140−10.8%
95634$2,170−9.6%
95635Current$2,400—
95636$2,040−15.0%
95651$2,250−6.2%
95656$2,100−12.5%
95664$1,950−18.7%
95667$1,790−25.4%

Questions about ZIP 95635 rents

How much will Section 8 pay for a two-bedroom in ZIP 95635?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,400, that basic range is $2,160 to $2,640 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 95635 in?

ZIP 95635 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 95635 for FY 2027?

The two-bedroom FMR fell 9.8%, from $2,660 in FY 2026 to $2,400 in FY 2027. Since FY 2023 it has risen 3.9%.

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