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Nevada County/Grass Valley/95949

95949

ZIPSAFMR
Nevada County, CA
Zillow

ZIP Investment Score

69Below average

095130300
BRFMR
Eff. Rent
0 BR$1,450$1,600
1 BR$1,590$1,750
2 BR$2,080$2,220
3 BR$2,880$2,530
4 BR$3,480$2,790
5 BR$4,002Not available
6 BR$4,602Not available
7 BR$5,293Not available
8 BR$6,087Not available

Purchase Price Calculator

Maximum purchase price
$267,975

Cost breakdown

+Likely effective rent$2,220
HUD FMR$2,080
Market rent$2,300
Est. payment standard (107%)Used$2,220
-Principal and interest-$1,355
Loan amount$214,380
Down payment$53,595
Rate6.50%
Term30 years
-Operating costs-$665
Property taxes-$268
Insurance-$175
Utilities$0
HOA$0
Management-$222
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$35,485(66.2% ROI)
Projected value
$288,579
Return breakdown
Property appreciation+$20,605
Loan principal paid down+$7,681
Rental cash flow+$7,200
5-year hold
+$60,911(113.7% ROI)
Projected value
$303,189
Return breakdown
Property appreciation+$35,214
Loan principal paid down+$13,697
Rental cash flow+$12,000
10-year hold
+$131,692(245.7% ROI)
Projected value
$343,030
Return breakdown
Property appreciation+$75,056
Loan principal paid down+$32,637
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.75
1 BR
0.80
2 BR
0.90
3 BR
1.14
4 BR
1.25
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 95949 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95949 (Grass Valley, CA) is $2,080 a month. That is up 3.5% from $2,010 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, 95949 has the 4th-highest two-bedroom rent (county range $1,640–$2,410). The median county two-bedroom FMR in California is $1,725, so ZIP 95949 is 21% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95949
BedroomsFY 2027Change90–110% range
Studio$1,450−4.6%$1,305–$1,595
1BR$1,590+3.9%$1,431–$1,749
2BR$2,080+3.5%$1,872–$2,288
3BR$2,880+2.9%$2,592–$3,168
4BR$3,480+3.3%$3,132–$3,828

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95949
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,450$1,590$2,080$2,880$3,480
FY 2026$1,520$1,530$2,010$2,800$3,370
FY 2025$1,530$1,540$2,020$2,830$3,390
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. 95949
95924$1,890−9.1%
95945$1,650−20.7%
95946$2,400+15.4%
95949Current$2,080—
95959$1,970−5.3%
95960$1,740−16.3%
95975$1,640−21.2%
95977$2,040−1.9%
95986$1,970−5.3%
96111$2,320+11.5%
96160$1,890−9.1%
96161$2,410+15.9%

Questions about ZIP 95949 rents

How much will Section 8 pay for a two-bedroom in ZIP 95949?

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 $2,080 it would be $1,872 to $2,288. 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 95949 in?

ZIP 95949 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 95949 for FY 2027?

The two-bedroom FMR rose 3.5%, from $2,010 in FY 2026 to $2,080 in FY 2027. Since FY 2025 it has risen 3.0%.

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