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Nevada County/Penn Valley/95946

95946

ZIPSAFMR
Nevada County, CA
Zillow

ZIP Investment Score

74Below average

095130300
BRFMR
Eff. Rent
0 BR$1,670$1,790
1 BR$1,830$1,860
2 BR$2,400$2,310
3 BR$3,320$2,580
4 BR$4,010$2,780
5 BR$4,612Not available
6 BR$5,303Not available
7 BR$6,099Not available
8 BR$7,014Not available

Purchase Price Calculator

Maximum purchase price
$281,349

Cost breakdown

+Likely effective rent$2,310
HUD FMR$2,400
Market rentUsed$2,310
Est. payment standard (98%)$2,340
-Principal and interest-$1,423
Loan amount$225,079
Down payment$56,270
Rate6.50%
Term30 years
-Operating costs-$687
Property taxes-$281
Insurance-$175
Utilities$0
HOA$0
Management-$231
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$36,897(65.6% ROI)
Projected value
$302,982
Return breakdown
Property appreciation+$21,633
Loan principal paid down+$8,064
Rental cash flow+$7,200
5-year hold
+$63,352(112.6% ROI)
Projected value
$318,320
Return breakdown
Property appreciation+$36,972
Loan principal paid down+$14,380
Rental cash flow+$12,000
10-year hold
+$137,067(243.6% ROI)
Projected value
$360,150
Return breakdown
Property appreciation+$78,801
Loan principal paid down+$34,266
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.90
1 BR
0.98
2 BR
1.04
3 BR
1.29
4 BR
1.44
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 95946 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95946 (Penn Valley, CA) is $2,400 a month. That is up 3.4% from $2,320 in FY 2026. Penn 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, 95946 has the 2nd-highest two-bedroom rent (county range $1,640–$2,410). The median county two-bedroom FMR in California is $1,725, so ZIP 95946 is 39% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95946
BedroomsFY 2027Change90–110% range
Studio$1,670−5.1%$1,503–$1,837
1BR$1,830+3.4%$1,647–$2,013
2BR$2,400+3.4%$2,160–$2,640
3BR$3,320+2.8%$2,988–$3,652
4BR$4,010+3.1%$3,609–$4,411

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95946
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,670$1,830$2,400$3,320$4,010
FY 2026$1,760$1,770$2,320$3,230$3,890
FY 2025$1,730$1,740$2,280$3,190$3,830
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 code2 bedroomvs. 95946
95924$1,890−21.2%
95945$1,650−31.2%
95946Current$2,400—
95949$2,080−13.3%
95959$1,970−17.9%
95960$1,740−27.5%
95975$1,640−31.7%
95977$2,040−15.0%
95986$1,970−17.9%
96111$2,320−3.3%
96160$1,890−21.2%
96161$2,410+0.4%

Questions about ZIP 95946 rents

How much will Section 8 pay for a two-bedroom in ZIP 95946?

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 $2,400 it would be $2,160 to $2,640. 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 95946 in?

ZIP 95946 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 95946 for FY 2027?

The two-bedroom FMR rose 3.4%, from $2,320 in FY 2026 to $2,400 in FY 2027. Since FY 2025 it has risen 5.3%.

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