Placer County/Lincoln/95648

95648

ZIPSAFMR

Placer County, CA

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ZIP Investment Score

76Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$2,070	$2,210	0.7%
1 BR	$2,130	$2,310	-0.9%
2 BR	$2,620	$2,580	-1.4%
3 BR	$3,440	$2,650	-3.3%
4 BR	$3,960	$2,930	-3.3%
5 BR	$4,554	Not available	-3.3%
6 BR	$5,237	Not available	-3.3%
7 BR	$6,023	Not available	-3.3%
8 BR	$6,926	Not available	-3.3%

Purchase Price Calculator

Maximum purchase price

$321,470

Cost breakdown

+Likely effective rent$2,580

HUD FMR$2,620

Market rentUsed$2,580

Est. payment standard (99%)$2,590

-Principal and interest-$1,626

Loan amount$257,176

Down payment$64,294

Rate6.50%

Term30 years

-Operating costs-$754

Property taxes-$321

Insurance-$175

Utilities$0

HOA$0

Management-$258

=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

+$41,132(64.0% ROI)

Projected value

$346,189

Return breakdown

Property appreciation+$24,718

Loan principal paid down+$9,214

Rental cash flow+$7,200

5-year hold

+$70,675(109.9% ROI)

Projected value

$363,714

Return breakdown

Property appreciation+$42,244

Loan principal paid down+$16,431

Rental cash flow+$12,000

10-year hold

+$153,191(238.3% ROI)

Projected value

$411,509

Return breakdown

Property appreciation+$90,039

Loan principal paid down+$39,152

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.90ratio

FMR$2,070

Market$2,290

vs market-$220

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

0.90

1 BR

0.88ratio

FMR$2,130

Market$2,410

vs market-$280

FMR is below market; voucher rent may lag private rents.

0.88

2 BR

1.02ratio

FMR$2,620

Market$2,580

vs market+$40

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

1.02

3 BR

1.30ratio

FMR$3,440

Market$2,650

vs market+$790

FMR is above market; underwrite to market rent.

1.30

4 BR

1.35ratio

FMR$3,960

Market$2,930

vs market+$1,030

FMR is above market; underwrite to market rent.

1.35

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 95648 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95648 (Lincoln, CA) is $2,620 a month. That is down 5.8% from $2,780 in FY 2026. Lincoln 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 30 ZIP codes in Placer County, 95648 has the 9th-highest two-bedroom rent (county range $1,590–$3,300). The median county two-bedroom FMR in California is $1,725, so ZIP 95648 is 52% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95648
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$2,150	$2,070	−3.7%	$1,863–$2,277
1BR	$2,260	$2,130	−5.8%	$1,917–$2,343
2BR	$2,780	$2,620	−5.8%	$2,358–$2,882
3BR	$3,700	$3,440	−7.0%	$3,096–$3,784
4BR	$4,270	$3,960	−7.3%	$3,564–$4,356

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95648
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$2,070	$2,130	$2,620	$3,440	$3,960
FY 2026	$2,150	$2,260	$2,780	$3,700	$4,270
FY 2025	$2,130	$2,260	$2,800	$3,800	$4,380
FY 2024	$2,030	$2,190	$2,730	$3,800	$4,380
FY 2023	$1,720	$1,890	$2,370	$3,370	$3,920

Two-bedroom rent in nearby Placer County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 95648
95602	$2,070	−21.0%
95603	$1,870	−28.6%
95604	$2,520	−3.8%
95631	$2,170	−17.2%
95648Current	$2,620	—
95650	$2,220	−15.3%
95658	$2,290	−12.6%
95661	$2,530	−3.4%
95663	$2,250	−14.1%
95677	$2,690	+2.7%
95678	$2,650	+1.1%
95681	$2,390	−8.8%

Questions about ZIP 95648 rents

How much will Section 8 pay for a two-bedroom in ZIP 95648?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,620, that basic range is $2,358 to $2,882 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 95648 in?

ZIP 95648 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 95648 for FY 2027?

The two-bedroom FMR fell 5.8%, from $2,780 in FY 2026 to $2,620 in FY 2027. Since FY 2023 it has risen 10.5%.

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