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Sacramento County/Sacramento/95834

95834

ZIPSAFMR
Sacramento County, CA
Zillow

ZIP Investment Score

91Below average

095130300
BRFMR
Eff. Rent
0 BR$1,730$1,900
1 BR$1,780$1,960
2 BR$2,190$2,410
3 BR$2,870$2,650
4 BR$3,310$2,820
5 BR$3,806Not available
6 BR$4,377Not available
7 BR$5,034Not available
8 BR$5,789Not available

Purchase Price Calculator

Maximum purchase price
$296,209

Cost breakdown

+Likely effective rent$2,410
HUD FMR$2,190
Market rent$2,640
Est. payment standard (110%)Used$2,410
-Principal and interest-$1,498
Loan amount$236,967
Down payment$59,242
Rate6.50%
Term30 years
-Operating costs-$712
Property taxes-$296
Insurance-$175
Utilities$0
HOA$0
Management-$241
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$38,466(64.9% ROI)
Projected value
$318,984
Return breakdown
Property appreciation+$22,776
Loan principal paid down+$8,490
Rental cash flow+$7,200
5-year hold
+$66,064(111.5% ROI)
Projected value
$335,133
Return breakdown
Property appreciation+$38,924
Loan principal paid down+$15,140
Rental cash flow+$12,000
10-year hold
+$143,039(241.4% ROI)
Projected value
$379,172
Return breakdown
Property appreciation+$82,963
Loan principal paid down+$36,076
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.82
1 BR
0.75
2 BR
0.83
3 BR
1.08
4 BR
1.17
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 95834 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95834 (Sacramento, CA) is $2,190 a month. That is down 5.2% from $2,310 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, 95834 has the 32nd-highest two-bedroom rent (county range $1,360–$3,130). The median county two-bedroom FMR in California is $1,725, so ZIP 95834 is 27% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95834
BedroomsFY 2027Change90–110% range
Studio$1,730−3.4%$1,557–$1,903
1BR$1,780−5.3%$1,602–$1,958
2BR$2,190−5.2%$1,971–$2,409
3BR$2,870−6.5%$2,583–$3,157
4BR$3,310−6.5%$2,979–$3,641

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95834
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,730$1,780$2,190$2,870$3,310
FY 2026$1,790$1,880$2,310$3,070$3,540
FY 2025$1,740$1,840$2,290$3,110$3,590
FY 2024$1,590$1,720$2,140$2,980$3,430
FY 2023$1,350$1,480$1,860$2,640$3,080

Two-bedroom rent in nearby Sacramento County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95834
95827$2,250+2.7%
95828$1,990−9.1%
95829$2,630+20.1%
95830$2,560+16.9%
95831$2,460+12.3%
95832$2,370+8.2%
95833$2,400+9.6%
95834Current$2,190—
95835$2,700+23.3%
95836$1,660−24.2%
95837$2,130−2.7%
95838$2,050−6.4%

Questions about ZIP 95834 rents

How much will Section 8 pay for a two-bedroom in ZIP 95834?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,190, that basic range is $1,971 to $2,409 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 95834 in?

ZIP 95834 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 95834 for FY 2027?

The two-bedroom FMR fell 5.2%, from $2,310 in FY 2026 to $2,190 in FY 2027. Since FY 2023 it has risen 17.7%.

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