Skip to main content
Loading page
Sacramento County/Sacramento/95816

95816

ZIPSAFMR
Sacramento County, CA
Zillow

ZIP Investment Score

67Below average

095130300
BRFMR
Eff. Rent
0 BR$2,080$1,460
1 BR$2,140$1,670
2 BR$2,630$2,530
3 BR$3,450$3,140
4 BR$3,980$3,280
5 BR$4,577Not available
6 BR$5,264Not available
7 BR$6,053Not available
8 BR$6,961Not available

Purchase Price Calculator

Maximum purchase price
$314,040

Cost breakdown

+Likely effective rent$2,530
HUD FMR$2,630
Market rentUsed$2,530
Est. payment standard (98%)$2,570
-Principal and interest-$1,588
Loan amount$251,232
Down payment$62,808
Rate6.50%
Term30 years
-Operating costs-$742
Property taxes-$314
Insurance-$175
Utilities$0
HOA$0
Management-$253
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$40,348(64.2% ROI)
Projected value
$338,187
Return breakdown
Property appreciation+$24,147
Loan principal paid down+$9,001
Rental cash flow+$7,200
5-year hold
+$69,319(110.4% ROI)
Projected value
$355,308
Return breakdown
Property appreciation+$41,267
Loan principal paid down+$16,051
Rental cash flow+$12,000
10-year hold
+$150,205(239.1% ROI)
Projected value
$401,998
Return breakdown
Property appreciation+$87,958
Loan principal paid down+$38,247
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

Market Alignment

Studio
1.42
1 BR
1.28
2 BR
1.04
3 BR
1.10
4 BR
1.21
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 95816 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95816 (Sacramento, CA) is $2,630 a month. That is down 3.7% from $2,730 in FY 2026. Sacramento 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 69 ZIP codes in Sacramento County, 95816 is tied for the 9th-highest two-bedroom rent (county range $1,360–$3,130). The median county two-bedroom FMR in California is $1,725, so ZIP 95816 is 52% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95816
BedroomsFY 2027Change90–110% range
Studio$2,080−1.9%$1,872–$2,288
1BR$2,140−3.6%$1,926–$2,354
2BR$2,630−3.7%$2,367–$2,893
3BR$3,450−5.0%$3,105–$3,795
4BR$3,980−5.0%$3,582–$4,378

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95816
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,080$2,140$2,630$3,450$3,980
FY 2026$2,120$2,220$2,730$3,630$4,190
FY 2025$1,960$2,080$2,580$3,500$4,040
FY 2024$1,800$1,950$2,420$3,370$3,880
FY 2023$1,480$1,630$2,040$2,900$3,380

Two-bedroom rent in nearby Sacramento County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95816
95811$2,340−11.0%
95812$2,170−17.5%
95813$2,170−17.5%
95814$2,150−18.3%
95815$1,850−29.7%
95816Current$2,630—
95817$1,990−24.3%
95818$2,480−5.7%
95819$2,510−4.6%
95820$1,940−26.2%
95821$1,940−26.2%
95822$2,050−22.1%

Questions about ZIP 95816 rents

How much will Section 8 pay for a two-bedroom in ZIP 95816?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,630, that basic range is $2,367 to $2,893 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 95816 in?

ZIP 95816 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 95816 for FY 2027?

The two-bedroom FMR fell 3.7%, from $2,730 in FY 2026 to $2,630 in FY 2027. Since FY 2023 it has risen 28.9%.

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