95940

ZIPSAFMR

Butte County, CA

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,060	$1,060	0.3%
1 BR	$1,190	$1,190	3.0%
2 BR	$1,510	$1,510	1.8%
3 BR	$2,090	$2,090	1.1%
4 BR	$2,520	$2,520	1.2%
5 BR	$2,898	Not available	1.2%
6 BR	$3,333	Not available	1.2%
7 BR	$3,833	Not available	1.2%
8 BR	$4,407	Not available	1.2%

Purchase Price Calculator

Maximum purchase price

$162,469

Cost breakdown

+Likely effective rent$1,510

HUD FMRUsed$1,510

Market rentN/A

Est. payment standardN/A

-Principal and interest-$822

Loan amount$129,975

Down payment$32,494

Rate6.50%

Term30 years

-Operating costs-$488

Property taxes-$162

Insurance-$175

Utilities$0

HOA$0

Management-$151

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$24,349(74.9% ROI)

Projected value

$174,961

Return breakdown

Property appreciation+$12,492

Loan principal paid down+$4,657

Rental cash flow+$7,200

5-year hold

+$41,654(128.2% ROI)

Projected value

$183,819

Return breakdown

Property appreciation+$21,350

Loan principal paid down+$8,304

Rental cash flow+$12,000

10-year hold

+$89,292(274.8% ROI)

Projected value

$207,974

Return breakdown

Property appreciation+$45,505

Loan principal paid down+$19,787

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical

FY 2023-2027

FMR: FY2027
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 95940 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95940 (Feather Falls, CA) is $1,510 a month. That is down 7.4% from $1,630 in FY 2026. Feather Falls 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, 95940 is tied for the 6th-highest two-bedroom rent (county range $1,470–$1,700). The median county two-bedroom FMR in California is $1,725, so ZIP 95940 is 12% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95940
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,160	$1,060	−8.6%	$954–$1,166
1BR	$1,270	$1,190	−6.3%	$1,071–$1,309
2BR	$1,630	$1,510	−7.4%	$1,359–$1,661
3BR	$2,270	$2,090	−7.9%	$1,881–$2,299
4BR	$2,730	$2,520	−7.7%	$2,268–$2,772

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95940
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,060	$1,190	$1,510	$2,090	$2,520
FY 2026	$1,160	$1,270	$1,630	$2,270	$2,730
FY 2025	$1,070	$1,130	$1,470	$2,060	$2,470
FY 2024	$1,050	$1,090	$1,430	$2,020	$2,430
FY 2023	$890	$940	$1,240	$1,760	$2,110

Two-bedroom rent in nearby Butte County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 95940
95926	$1,550	+2.6%
95927	$1,510	0.0%
95928	$1,570	+4.0%
95929	$1,510	0.0%
95930	$1,510	0.0%
95938	$1,470	−2.6%
95940Current	$1,510	—
95941	$1,510	0.0%
95942	$1,540	+2.0%
95948	$1,470	−2.6%
95954	$1,500	−0.7%
95958	$1,510	0.0%

Questions about ZIP 95940 rents

How much will Section 8 pay for a two-bedroom in ZIP 95940?

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 $1,510 it would be $1,359 to $1,661. 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 95940 in?

ZIP 95940 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 95940 for FY 2027?

The two-bedroom FMR fell 7.4%, from $1,630 in FY 2026 to $1,510 in FY 2027. Since FY 2023 it has risen 21.8%.

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 rent Feather Falls, CA fair market rent CA statewide rents What is SAFMR?Data sources