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Amador County/Volcano/95689

95689

ZIPSAFMR
Amador County, CA
Zillow

ZIP Investment Score

51Below average

095130300
BRFMR
Eff. Rent
0 BR$1,330$1,330
1 BR$1,340$1,340
2 BR$1,710$1,670
3 BR$2,160$1,800
4 BR$2,500$1,870
5 BR$2,875Not available
6 BR$3,306Not available
7 BR$3,802Not available
8 BR$4,373Not available

Purchase Price Calculator

Maximum purchase price
$186,245

Cost breakdown

+Likely effective rent$1,670
HUD FMR$1,710
Market rentUsed$1,670
Est. payment standard (98%)$1,680
-Principal and interest-$942
Loan amount$148,996
Down payment$37,249
Rate6.50%
Term30 years
-Operating costs-$528
Property taxes-$186
Insurance-$175
Utilities$0
HOA$0
Management-$167
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$26,859(72.1% ROI)
Projected value
$200,565
Return breakdown
Property appreciation+$14,320
Loan principal paid down+$5,338
Rental cash flow+$7,200
5-year hold
+$45,993(123.5% ROI)
Projected value
$210,719
Return breakdown
Property appreciation+$24,474
Loan principal paid down+$9,519
Rental cash flow+$12,000
10-year hold
+$98,847(265.4% ROI)
Projected value
$238,409
Return breakdown
Property appreciation+$52,164
Loan principal paid down+$22,683
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

2 BR
1.02
3 BR
1.20
4 BR
1.34
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 95689 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95689 (Volcano, CA) is $1,710 a month. That is up 8.2% from $1,580 in FY 2026. Volcano is in the Amador County, CA non-metropolitan FMR area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the county-wide two-bedroom FMR of $1,765. Among 12 ZIP codes in Amador County, 95689 has the 8th-highest two-bedroom rent (county range $1,530–$1,900).

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95689
BedroomsFY 2027Change90–110% range
Studio$1,330+3.9%$1,197–$1,463
1BR$1,340+3.9%$1,206–$1,474
2BR$1,710+8.2%$1,539–$1,881
3BR$2,160+4.3%$1,944–$2,376
4BR$2,500−0.4%$2,250–$2,750

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95689
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,330$1,340$1,710$2,160$2,500
FY 2026$1,280$1,290$1,580$2,070$2,510
FY 2025$1,220$1,240$1,480$2,060$2,460
FY 2024area FMR$1,128$1,135$1,347$1,898$2,286
FY 2023area FMR$992$998$1,199$1,704$2,042

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Amador County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95689
95601$1,780+4.1%
95629$1,800+5.3%
95640$1,860+8.8%
95642$1,900+11.1%
95654$1,770+3.5%
95665$1,530−10.5%
95666$1,690−1.2%
95669$1,530−10.5%
95675$1,810+5.8%
95685$1,750+2.3%
95689Current$1,710—
95699$1,680−1.8%

Questions about ZIP 95689 rents

How much will Section 8 pay for a two-bedroom in ZIP 95689?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,765, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,589 to $1,942 a month; under the ZIP-level Small Area FMR of $1,710 it would be $1,539 to $1,881. 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 95689 in?

ZIP 95689 is in the Amador County, CA non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,765.

How much did fair market rent change in ZIP 95689 for FY 2027?

The two-bedroom FMR rose 8.2%, from $1,580 in FY 2026 to $1,710 in FY 2027. Since FY 2025 it has risen 15.5%.

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