Placer County/Emigrant Gap/95715

95715

ZIPSAFMR

Placer County, CA

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ZIP Investment Score

102Above average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,990	$1,990	3.0%
1 BR	$2,050	$2,050	1.3%
2 BR	$2,520	$2,520	0.9%
3 BR	$3,310	$3,310	-1.0%
4 BR	$3,810	$3,810	-1.0%
5 BR	$4,382	Not available	-1.0%
6 BR	$5,039	Not available	-1.0%
7 BR	$5,795	Not available	-1.0%
8 BR	$6,664	Not available	-1.0%

Purchase Price Calculator

Maximum purchase price

$312,554

Cost breakdown

+Likely effective rent$2,520

HUD FMRUsed$2,520

Market rentN/A

Est. payment standardN/A

-Principal and interest-$1,580

Loan amount$250,044

Down payment$62,511

Rate6.50%

Term30 years

-Operating costs-$740

Property taxes-$313

Insurance-$175

Utilities$0

HOA$0

Management-$252

=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

+$40,191(64.3% ROI)

Projected value

$336,587

Return breakdown

Property appreciation+$24,033

Loan principal paid down+$8,958

Rental cash flow+$7,200

5-year hold

+$69,048(110.5% ROI)

Projected value

$353,627

Return breakdown

Property appreciation+$41,072

Loan principal paid down+$15,975

Rental cash flow+$12,000

10-year hold

+$149,608(239.3% ROI)

Projected value

$400,096

Return breakdown

Property appreciation+$87,542

Loan principal paid down+$38,066

Rental cash flow+$24,000

Public Housing Authority

Rolodex

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 95715 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95715 (Emigrant Gap, CA) is $2,520 a month. That is down 3.4% from $2,610 in FY 2026. Emigrant Gap 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, 95715 is tied for the 11th-highest two-bedroom rent (county range $1,590–$3,300). The median county two-bedroom FMR in California is $1,725, so ZIP 95715 is 46% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95715
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$2,020	$1,990	−1.5%	$1,791–$2,189
1BR	$2,120	$2,050	−3.3%	$1,845–$2,255
2BR	$2,610	$2,520	−3.4%	$2,268–$2,772
3BR	$3,470	$3,310	−4.6%	$2,979–$3,641
4BR	$4,000	$3,810	−4.7%	$3,429–$4,191

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95715
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,990	$2,050	$2,520	$3,310	$3,810
FY 2026	$2,020	$2,120	$2,610	$3,470	$4,000
FY 2025	$1,960	$2,070	$2,570	$3,490	$4,020
FY 2024	$1,820	$1,970	$2,450	$3,410	$3,930
FY 2023	$1,520	$1,670	$2,090	$2,970	$3,460

Two-bedroom rent in nearby Placer County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 95715
95681	$2,390	−5.2%
95701	$2,520	0.0%
95703	$1,680	−33.3%
95713	$1,930	−23.4%
95714	$1,610	−36.1%
95715Current	$2,520	—
95717	$1,880	−25.4%
95722	$2,350	−6.7%
95724	$1,890	−25.0%
95736	$2,680	+6.3%
95746	$3,300	+31.0%
95747	$2,730	+8.3%

Questions about ZIP 95715 rents

How much will Section 8 pay for a two-bedroom in ZIP 95715?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,520, that basic range is $2,268 to $2,772 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 95715 in?

ZIP 95715 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 95715 for FY 2027?

The two-bedroom FMR fell 3.4%, from $2,610 in FY 2026 to $2,520 in FY 2027. Since FY 2023 it has risen 20.6%.

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