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Butte County/Biggs/95917

95917

ZIPSAFMR
Butte County, CA
Zillow

ZIP Investment Score

87Below average

095130300
BRFMR
Eff. Rent
0 BR$1,140$1,250
1 BR$1,250$1,380
2 BR$1,600$1,710
3 BR$2,220$2,040
4 BR$2,680$2,170
5 BR$3,082Not available
6 BR$3,544Not available
7 BR$4,076Not available
8 BR$4,687Not available

Purchase Price Calculator

Maximum purchase price
$192,189

Cost breakdown

+Likely effective rent$1,710
HUD FMR$1,600
Market rent$1,770
Est. payment standard (107%)Used$1,710
-Principal and interest-$972
Loan amount$153,751
Down payment$38,438
Rate6.50%
Term30 years
-Operating costs-$538
Property taxes-$192
Insurance-$175
Utilities$0
HOA$0
Management-$171
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$27,486(71.5% ROI)
Projected value
$206,966
Return breakdown
Property appreciation+$14,778
Loan principal paid down+$5,509
Rental cash flow+$7,200
5-year hold
+$47,078(122.5% ROI)
Projected value
$217,444
Return breakdown
Property appreciation+$25,255
Loan principal paid down+$9,823
Rental cash flow+$12,000
10-year hold
+$101,236(263.4% ROI)
Projected value
$246,018
Return breakdown
Property appreciation+$53,829
Loan principal paid down+$23,407
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.72
1 BR
0.79
2 BR
0.90
3 BR
1.09
4 BR
1.24
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 95917 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95917 (Biggs, CA) is $1,600 a month. That is down 9.6% from $1,770 in FY 2026. Biggs is in the Chico, CA MSA. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the metro-wide two-bedroom FMR of $1,509. Among 23 ZIP codes in Butte County, 95917 has the 2nd-highest two-bedroom rent (county range $1,470–$1,700). The median county two-bedroom FMR in California is $1,725, so ZIP 95917 is 7% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95917
BedroomsFY 2027Change90–110% range
Studio$1,140−9.5%$1,026–$1,254
1BR$1,250−9.4%$1,125–$1,375
2BR$1,600−9.6%$1,440–$1,760
3BR$2,220−9.8%$1,998–$2,442
4BR$2,680−9.8%$2,412–$2,948

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95917
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,140$1,250$1,600$2,220$2,680
FY 2026$1,260$1,380$1,770$2,460$2,970
FY 2025$1,240$1,310$1,700$2,380$2,850
FY 2024$1,170$1,210$1,590$2,240$2,700
FY 2023$900$950$1,250$1,780$2,130

Two-bedroom rent in nearby Butte County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95917
95914$1,470−8.1%
95916$1,470−8.1%
95917Current$1,600—
95926$1,550−3.1%
95927$1,510−5.6%
95928$1,570−1.9%
95929$1,510−5.6%
95930$1,510−5.6%
95938$1,470−8.1%
95940$1,510−5.6%
95941$1,510−5.6%
95942$1,540−3.7%

Questions about ZIP 95917 rents

How much will Section 8 pay for a two-bedroom in ZIP 95917?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,509, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,358 to $1,660 a month; under the ZIP-level Small Area FMR of $1,600 it would be $1,440 to $1,760. 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 95917 in?

ZIP 95917 is in the Chico, CA MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,509.

How much did fair market rent change in ZIP 95917 for FY 2027?

The two-bedroom FMR fell 9.6%, from $1,770 in FY 2026 to $1,600 in FY 2027. Since FY 2023 it has risen 28.0%.

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