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Sacramento County/Sacramento/95838

95838

ZIPSAFMR
Sacramento County, CA
Zillow

ZIP Investment Score

119Above average

095130300
BRFMR
Eff. Rent
0 BR$1,620$1,220
1 BR$1,670$1,370
2 BR$2,050$2,050
3 BR$2,690$2,580
4 BR$3,100$2,720
5 BR$3,565Not available
6 BR$4,100Not available
7 BR$4,715Not available
8 BR$5,422Not available

Purchase Price Calculator

Maximum purchase price
$242,713

Cost breakdown

+Likely effective rent$2,050
HUD FMR$2,050
Market rent$2,050
Est. payment standard (100%)Used$2,050
-Principal and interest-$1,227
Loan amount$194,170
Down payment$48,543
Rate6.50%
Term30 years
-Operating costs-$623
Property taxes-$243
Insurance-$175
Utilities$0
HOA$0
Management-$205
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$32,819(67.6% ROI)
Projected value
$261,375
Return breakdown
Property appreciation+$18,662
Loan principal paid down+$6,957
Rental cash flow+$7,200
5-year hold
+$56,300(116.0% ROI)
Projected value
$274,607
Return breakdown
Property appreciation+$31,894
Loan principal paid down+$12,406
Rental cash flow+$12,000
10-year hold
+$121,540(250.4% ROI)
Projected value
$310,693
Return breakdown
Property appreciation+$67,980
Loan principal paid down+$29,560
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.33
1 BR
1.22
2 BR
1.00
3 BR
1.04
4 BR
1.14
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 95838 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95838 (Sacramento, CA) is $2,050 a month. That is down 1.4% from $2,080 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, 95838 is tied for the 52nd-highest two-bedroom rent (county range $1,360–$3,130). The median county two-bedroom FMR in California is $1,725, so ZIP 95838 is 19% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95838
BedroomsFY 2027Change90–110% range
Studio$1,620+0.6%$1,458–$1,782
1BR$1,670−1.2%$1,503–$1,837
2BR$2,050−1.4%$1,845–$2,255
3BR$2,690−2.9%$2,421–$2,959
4BR$3,100−2.8%$2,790–$3,410

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95838
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,620$1,670$2,050$2,690$3,100
FY 2026$1,610$1,690$2,080$2,770$3,190
FY 2025$1,550$1,630$2,030$2,750$3,180
FY 2024$1,290$1,390$1,730$2,410$2,770
FY 2023$1,130$1,240$1,550$2,200$2,570

Two-bedroom rent in nearby Sacramento County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95838
95830$2,560+24.9%
95831$2,460+20.0%
95832$2,370+15.6%
95833$2,400+17.1%
95834$2,190+6.8%
95835$2,700+31.7%
95836$1,660−19.0%
95837$2,130+3.9%
95838Current$2,050—
95841$2,070+1.0%
95842$1,990−2.9%
95843$2,610+27.3%

Questions about ZIP 95838 rents

How much will Section 8 pay for a two-bedroom in ZIP 95838?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,050, that basic range is $1,845 to $2,255 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 95838 in?

ZIP 95838 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 95838 for FY 2027?

The two-bedroom FMR fell 1.4%, from $2,080 in FY 2026 to $2,050 in FY 2027. Since FY 2023 it has risen 32.3%.

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