Nevada County/Grass Valley/95945

95945

ZIPSAFMR

Nevada County, CA

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ZIP Investment Score

70Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,240	$1,360	0.8%
1 BR	$1,260	$1,390	1.2%
2 BR	$1,650	$1,820	1.1%
3 BR	$2,280	$2,460	0.5%
4 BR	$2,760	$2,600	0.6%
5 BR	$3,174	Not available	0.6%
6 BR	$3,650	Not available	0.6%
7 BR	$4,198	Not available	0.6%
8 BR	$4,827	Not available	0.6%

Purchase Price Calculator

Maximum purchase price

$208,535

Cost breakdown

+Likely effective rent$1,820

HUD FMR$1,650

Market rent$2,250

Est. payment standard (110%)Used$1,820

-Principal and interest-$1,054

Loan amount$166,828

Down payment$41,707

Rate6.50%

Term30 years

-Operating costs-$566

Property taxes-$209

Insurance-$175

Utilities$0

HOA$0

Management-$182

=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

+$29,211(70.0% ROI)

Projected value

$224,569

Return breakdown

Property appreciation+$16,034

Loan principal paid down+$5,977

Rental cash flow+$7,200

5-year hold

+$50,062(120.0% ROI)

Projected value

$235,938

Return breakdown

Property appreciation+$27,403

Loan principal paid down+$10,659

Rental cash flow+$12,000

10-year hold

+$107,805(258.5% ROI)

Projected value

$266,942

Return breakdown

Property appreciation+$58,407

Loan principal paid down+$25,398

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.71ratio

FMR$1,240

Market$1,740

vs market-$500

FMR is below market; voucher rent may lag private rents.

0.71

1 BR

0.70ratio

FMR$1,260

Market$1,810

vs market-$550

FMR is below market; voucher rent may lag private rents.

0.70

2 BR

0.73ratio

FMR$1,650

Market$2,250

vs market-$600

FMR is below market; voucher rent may lag private rents.

0.73

3 BR

0.89ratio

FMR$2,280

Market$2,550

vs market-$270

FMR is below market; voucher rent may lag private rents.

0.89

4 BR

1.06ratio

FMR$2,760

Market$2,600

vs market+$160

FMR is near market; voucher and private rents are aligned.

1.06

0.700.800.901.001.101.201.30aligned range

Historical

FY 2023-2027

FMR: FY2027
Market rent: last ~365 days
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 95945 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95945 (Grass Valley, CA) is $1,650 a month. That is up 2.5% from $1,610 in FY 2026. Grass Valley is in the Nevada County, CA non-metropolitan FMR area. 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 county-wide two-bedroom FMR of $1,885. Among 14 ZIP codes in Nevada County, 95945 has the 13th-highest two-bedroom rent (county range $1,640–$2,410). The median county two-bedroom FMR in California is $1,725, so ZIP 95945 is 4% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95945
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,220	$1,240	+1.6%	$1,116–$1,364
1BR	$1,230	$1,260	+2.4%	$1,134–$1,386
2BR	$1,610	$1,650	+2.5%	$1,485–$1,815
3BR	$2,260	$2,280	+0.9%	$2,052–$2,508
4BR	$2,700	$2,760	+2.2%	$2,484–$3,036

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95945
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,240	$1,260	$1,650	$2,280	$2,760
FY 2026	$1,220	$1,230	$1,610	$2,260	$2,700
FY 2025	$1,170	$1,170	$1,540	$2,160	$2,590
FY 2024area FMR	$1,209	$1,217	$1,596	$2,249	$2,708
FY 2023area FMR	$1,047	$1,054	$1,387	$1,971	$2,257

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Nevada County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 95945
95924	$1,890	+14.5%
95945Current	$1,650	—
95946	$2,400	+45.5%
95949	$2,080	+26.1%
95959	$1,970	+19.4%
95960	$1,740	+5.5%
95975	$1,640	−0.6%
95977	$2,040	+23.6%
95986	$1,970	+19.4%
96111	$2,320	+40.6%
96160	$1,890	+14.5%
96161	$2,410	+46.1%

Questions about ZIP 95945 rents

How much will Section 8 pay for a two-bedroom in ZIP 95945?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,885, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,697 to $2,074 a month; under the ZIP-level Small Area FMR of $1,650 it would be $1,485 to $1,815. 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 95945 in?

ZIP 95945 is in the Nevada County, CA non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,885.

How much did fair market rent change in ZIP 95945 for FY 2027?

The two-bedroom FMR rose 2.5%, from $1,610 in FY 2026 to $1,650 in FY 2027. Since FY 2025 it has risen 7.1%.

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 rent Grass Valley, CA fair market rent CA statewide rents What is SAFMR?Data sources