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Sacramento County/Herald/95638

95638

ZIPSAFMR
Sacramento County, CA
Zillow

ZIP Investment Score

67Below average

095130300
BRFMR
Eff. Rent
0 BR$1,790$1,790
1 BR$1,840$1,840
2 BR$2,260$2,260
3 BR$2,960$2,960
4 BR$3,420$3,420
5 BR$3,933Not available
6 BR$4,523Not available
7 BR$5,201Not available
8 BR$5,982Not available

Purchase Price Calculator

Maximum purchase price
$273,919

Cost breakdown

+Likely effective rent$2,260
HUD FMRUsed$2,260
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,385
Loan amount$219,135
Down payment$54,784
Rate6.50%
Term30 years
-Operating costs-$675
Property taxes-$274
Insurance-$175
Utilities$0
HOA$0
Management-$226
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$36,113(65.9% ROI)
Projected value
$294,980
Return breakdown
Property appreciation+$21,062
Loan principal paid down+$7,851
Rental cash flow+$7,200
5-year hold
+$61,996(113.2% ROI)
Projected value
$309,914
Return breakdown
Property appreciation+$35,995
Loan principal paid down+$14,001
Rental cash flow+$12,000
10-year hold
+$134,081(244.7% ROI)
Projected value
$350,639
Return breakdown
Property appreciation+$76,720
Loan principal paid down+$33,361
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 95638 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95638 (Herald, CA) is $2,260 a month. That is up 2.7% from $2,200 in FY 2026. Herald 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 69 ZIP codes in Sacramento County, 95638 has the 27th-highest two-bedroom rent (county range $1,360–$3,130). The median county two-bedroom FMR in California is $1,725, so ZIP 95638 is 31% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95638
BedroomsFY 2027Change90–110% range
Studio$1,790+4.7%$1,611–$1,969
1BR$1,840+2.8%$1,656–$2,024
2BR$2,260+2.7%$2,034–$2,486
3BR$2,960+1.0%$2,664–$3,256
4BR$3,420+1.2%$3,078–$3,762

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95638
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,790$1,840$2,260$2,960$3,420
FY 2026$1,710$1,790$2,200$2,930$3,380
FY 2025$1,660$1,750$2,160$2,940$3,420
FY 2024$1,550$1,670$2,080$2,900$3,330
FY 2023$1,240$1,360$1,710$2,430$2,830

Two-bedroom rent in nearby Sacramento County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95638
95621$2,210−2.2%
95624$2,430+7.5%
95626$2,030−10.2%
95628$2,420+7.1%
95630$2,920+29.2%
95632$1,930−14.6%
95638Current$2,260—
95639$2,630+16.4%
95641$1,390−38.5%
95652$2,510+11.1%
95655$2,770+22.6%
95660$2,040−9.7%

Questions about ZIP 95638 rents

How much will Section 8 pay for a two-bedroom in ZIP 95638?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,260, that basic range is $2,034 to $2,486 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 95638 in?

ZIP 95638 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 95638 for FY 2027?

The two-bedroom FMR rose 2.7%, from $2,200 in FY 2026 to $2,260 in FY 2027. Since FY 2023 it has risen 32.2%.

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