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Placer County/Sheridan/95681

95681

ZIPSAFMR
Placer County, CA
Zillow

ZIP Investment Score

105Above average

095130300
BRFMR
Eff. Rent
0 BR$1,860$1,860
1 BR$1,960$1,960
2 BR$2,390$2,390
3 BR$3,160$3,160
4 BR$3,670$3,670
5 BR$4,221Not available
6 BR$4,854Not available
7 BR$5,582Not available
8 BR$6,419Not available

Purchase Price Calculator

Maximum purchase price
$293,237

Cost breakdown

+Likely effective rent$2,390
HUD FMRUsed$2,390
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,483
Loan amount$234,589
Down payment$58,647
Rate6.50%
Term30 years
-Operating costs-$707
Property taxes-$293
Insurance-$175
Utilities$0
HOA$0
Management-$239
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$38,152(65.1% ROI)
Projected value
$315,784
Return breakdown
Property appreciation+$22,547
Loan principal paid down+$8,405
Rental cash flow+$7,200
5-year hold
+$65,522(111.7% ROI)
Projected value
$331,770
Return breakdown
Property appreciation+$38,534
Loan principal paid down+$14,988
Rental cash flow+$12,000
10-year hold
+$141,845(241.9% ROI)
Projected value
$375,368
Return breakdown
Property appreciation+$82,131
Loan principal paid down+$35,714
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
--

ZIP 95681 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95681 (Sheridan, CA) is $2,390 a month. That is up 13.8% from $2,100 in FY 2026. Sheridan 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, 95681 has the 14th-highest two-bedroom rent (county range $1,590–$3,300). The median county two-bedroom FMR in California is $1,725, so ZIP 95681 is 39% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95681
BedroomsFY 2027Change90–110% range
Studio$1,860+14.1%$1,674–$2,046
1BR$1,960+14.6%$1,764–$2,156
2BR$2,390+13.8%$2,151–$2,629
3BR$3,160+12.9%$2,844–$3,476
4BR$3,670+14.0%$3,303–$4,037

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95681
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,860$1,960$2,390$3,160$3,670
FY 2026$1,630$1,710$2,100$2,800$3,220
FY 2025$1,640$1,740$2,180$3,050$3,550
FY 2024$1,820$1,930$2,420$3,380$3,940
FY 2023$1,590$1,710$2,160$3,070$3,590

Two-bedroom rent in nearby Placer County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95681
95648$2,620+9.6%
95650$2,220−7.1%
95658$2,290−4.2%
95661$2,530+5.9%
95663$2,250−5.9%
95677$2,690+12.6%
95678$2,650+10.9%
95681Current$2,390—
95701$2,520+5.4%
95703$1,680−29.7%
95713$1,930−19.2%
95714$1,610−32.6%

Questions about ZIP 95681 rents

How much will Section 8 pay for a two-bedroom in ZIP 95681?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,390, that basic range is $2,151 to $2,629 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 95681 in?

ZIP 95681 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 95681 for FY 2027?

The two-bedroom FMR rose 13.8%, from $2,100 in FY 2026 to $2,390 in FY 2027. Since FY 2023 it has risen 10.6%.

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