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Placer County/Gold Run/95717

95717

ZIPSAFMR
Placer County, CA
Zillow

ZIP Investment Score

71Below average

095130300
BRFMR
Eff. Rent
0 BR$1,490$1,490
1 BR$1,530$1,530
2 BR$1,880$1,880
3 BR$2,460$2,460
4 BR$2,840$2,840
5 BR$3,266Not available
6 BR$3,756Not available
7 BR$4,319Not available
8 BR$4,967Not available

Purchase Price Calculator

Maximum purchase price
$217,451

Cost breakdown

+Likely effective rent$1,880
HUD FMRUsed$1,880
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,100
Loan amount$173,961
Down payment$43,490
Rate6.50%
Term30 years
-Operating costs-$580
Property taxes-$217
Insurance-$175
Utilities$0
HOA$0
Management-$188
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$30,153(69.3% ROI)
Projected value
$234,171
Return breakdown
Property appreciation+$16,720
Loan principal paid down+$6,233
Rental cash flow+$7,200
5-year hold
+$51,689(118.9% ROI)
Projected value
$246,026
Return breakdown
Property appreciation+$28,575
Loan principal paid down+$11,114
Rental cash flow+$12,000
10-year hold
+$111,388(256.1% ROI)
Projected value
$278,355
Return breakdown
Property appreciation+$60,905
Loan principal paid down+$26,484
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 95717 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95717 (Gold Run, CA) is $1,880 a month. That is up 22.1% from $1,540 in FY 2026. Gold Run 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, 95717 has the 25th-highest two-bedroom rent (county range $1,590–$3,300). The median county two-bedroom FMR in California is $1,725, so ZIP 95717 is 9% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95717
BedroomsFY 2027Change90–110% range
Studio$1,490+33.0%$1,341–$1,639
1BR$1,530+24.4%$1,377–$1,683
2BR$1,880+22.1%$1,692–$2,068
3BR$2,460+12.8%$2,214–$2,706
4BR$2,840+12.3%$2,556–$3,124

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95717
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,490$1,530$1,880$2,460$2,840
FY 2026$1,120$1,230$1,540$2,180$2,530
FY 2025$1,240$1,360$1,710$2,420$2,810
FY 2024$1,370$1,510$1,890$2,680$3,120
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 code2 bedroomvs. 95717
95681$2,390+27.1%
95701$2,520+34.0%
95703$1,680−10.6%
95713$1,930+2.7%
95714$1,610−14.4%
95715$2,520+34.0%
95717Current$1,880—
95722$2,350+25.0%
95724$1,890+0.5%
95736$2,680+42.6%
95746$3,300+75.5%
95747$2,730+45.2%

Questions about ZIP 95717 rents

How much will Section 8 pay for a two-bedroom in ZIP 95717?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,880, that basic range is $1,692 to $2,068 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 95717 in?

ZIP 95717 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 95717 for FY 2027?

The two-bedroom FMR rose 22.1%, from $1,540 in FY 2026 to $1,880 in FY 2027. Since FY 2023 it has fallen 10.0%.

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