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Sacramento County/Sacramento/95842

95842

ZIPSAFMR
Sacramento County, CA
Zillow

ZIP Investment Score

111Above average

095130300
BRFMR
Eff. Rent
0 BR$1,570$1,580
1 BR$1,620$1,700
2 BR$1,990$2,150
3 BR$2,610$2,540
4 BR$3,010$2,710
5 BR$3,461Not available
6 BR$3,981Not available
7 BR$4,578Not available
8 BR$5,265Not available

Purchase Price Calculator

Maximum purchase price
$257,573

Cost breakdown

+Likely effective rent$2,150
HUD FMR$1,990
Market rent$2,230
Est. payment standard (108%)Used$2,150
-Principal and interest-$1,302
Loan amount$206,058
Down payment$51,515
Rate6.50%
Term30 years
-Operating costs-$648
Property taxes-$258
Insurance-$175
Utilities$0
HOA$0
Management-$215
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$34,387(66.8% ROI)
Projected value
$277,378
Return breakdown
Property appreciation+$19,805
Loan principal paid down+$7,383
Rental cash flow+$7,200
5-year hold
+$59,012(114.6% ROI)
Projected value
$291,420
Return breakdown
Property appreciation+$33,847
Loan principal paid down+$13,165
Rental cash flow+$12,000
10-year hold
+$127,512(247.5% ROI)
Projected value
$329,715
Return breakdown
Property appreciation+$72,142
Loan principal paid down+$31,370
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.99
1 BR
0.93
2 BR
0.89
3 BR
1.03
4 BR
1.11
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 95842 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95842 (Sacramento, CA) is $1,990 a month. That is down 3.9% from $2,070 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, 95842 is tied for the 56th-highest two-bedroom rent (county range $1,360–$3,130). The median county two-bedroom FMR in California is $1,725, so ZIP 95842 is 15% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95842
BedroomsFY 2027Change90–110% range
Studio$1,570−1.9%$1,413–$1,727
1BR$1,620−3.6%$1,458–$1,782
2BR$1,990−3.9%$1,791–$2,189
3BR$2,610−5.4%$2,349–$2,871
4BR$3,010−5.3%$2,709–$3,311

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95842
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,570$1,620$1,990$2,610$3,010
FY 2026$1,600$1,680$2,070$2,760$3,180
FY 2025$1,510$1,590$1,980$2,690$3,100
FY 2024$1,410$1,520$1,890$2,630$3,030
FY 2023$1,190$1,300$1,630$2,320$2,700

Two-bedroom rent in nearby Sacramento County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95842
95832$2,370+19.1%
95833$2,400+20.6%
95834$2,190+10.1%
95835$2,700+35.7%
95836$1,660−16.6%
95837$2,130+7.0%
95838$2,050+3.0%
95841$2,070+4.0%
95842Current$1,990—
95843$2,610+31.2%
95851$2,170+9.0%
95852$2,170+9.0%

Questions about ZIP 95842 rents

How much will Section 8 pay for a two-bedroom in ZIP 95842?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,990, that basic range is $1,791 to $2,189 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 95842 in?

ZIP 95842 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 95842 for FY 2027?

The two-bedroom FMR fell 3.9%, from $2,070 in FY 2026 to $1,990 in FY 2027. Since FY 2023 it has risen 22.1%.

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