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Nevada County/GRASS VALLEY/95949

95949

ZIPSAFMR
Nevada County, CA
Zillow
BRFMR
Eff. Rent
0 BR$1,520▼$1,670
1 BR$1,530▼$1,680
2 BR$2,010▼$2,200
3 BR$2,800▼$2,530
4 BR$3,370▼$2,790
5 BR$3,875▼—
6 BR$4,457▼—
7 BR$5,125▼—
8 BR$5,894▼—

Purchase Price Calculator

Maximum purchase price
$265,003

Cost breakdown

+Likely effective rent$2,200
HUD FMR$2,010
Market rent$2,300
Est. payment standard (109%)Used$2,200
Estimated payment standard is $2,200 (109% of FMR).
-Principal and interest-$1,340
Loan amount$212,002
Down payment$53,001
Rate6.50%
Term30 years
-Operating costs-$660
Property taxes-$265
Insurance-$175
Utilities$0
HOA$0
Management-$220
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$35,172(66.4% ROI)
Projected value
$285,379
Current value$265,003
Return breakdown
Property appreciation+$20,376
Loan principal paid down+$7,596
Rental cash flow+$7,200
5-year hold
+$60,368(113.9% ROI)
Projected value
$299,826
Current value$265,003
Return breakdown
Property appreciation+$34,824
Loan principal paid down+$13,545
Rental cash flow+$12,000
10-year hold
+$130,498(246.2% ROI)
Projected value
$339,226
Current value$265,003
Return breakdown
Property appreciation+$74,223
Loan principal paid down+$32,275
Rental cash flow+$24,000

Market Alignment

FMR / market rent by bedroom; grey wings show the 90-110% payment-standard spread.

Studio
Studio
0.78ratio
FMR$1,520
Market$1,940
vs market-$420

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

90% standard$1,368 / 0.71 ratio110% standard$1,672 / 0.86 ratio
0.78
1 BR
1 BR
0.77ratio
FMR$1,530
Market$2,000
vs market-$470

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

90% standard$1,377 / 0.69 ratio110% standard$1,683 / 0.84 ratio
0.77
2 BR
2 BR
0.87ratio
FMR$2,010
Market$2,300
vs market-$290

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

90% standard$1,809 / 0.79 ratio110% standard$2,211 / 0.96 ratio
0.87
3 BR
3 BR
1.11ratio
FMR$2,800
Market$2,530
vs market+$270

FMR is above market; underwrite to market rent.

90% standard$2,520 / 1.00 ratio110% standard$3,080 / 1.22 ratio
1.11
4 BR
4 BR
1.21ratio
FMR$3,370
Market$2,790
vs market+$580

FMR is above market; underwrite to market rent.

90% standard$3,033 / 1.09 ratio110% standard$3,707 / 1.33 ratio
1.21
0.700.800.901.001.101.201.30aligned range

Voucher alignment varies significantly by bedroom size in this area.

Historical
FY 2022-2026

Data freshness

FMR
FY2026
Market rent
last ~365 days
About this result(HUD FMR/SAFMR details)

This page shows HUD Fair Market Rent data for 95949 (CA) for FY 2026. Fair Market Rent (FMR) is a HUD benchmark used to determine payment standards for programs like the Housing Choice Voucher (Section 8) program.

Values are shown for 0–4 bedroom units. In some metro areas HUD publishes Small Area FMR (SAFMR) at the ZIP-code level; otherwise the county/metropolitan-area FMR applies. This result is labeled SAFMR based on HUD's designation for the area and the available data.

Tip: use these numbers as a starting point and confirm local program rules (payment standards may differ from HUD's published FMR). If you're comparing neighborhoods, SAFMR ZIP ranges can highlight variation within the same county.

What is FMR?What is SAFMR?Data sourcesIncomplete geosView county page

95949 fair market rent benchmarks

The FY 2026 HUD Small Area Fair Market Rent (SAFMR) page for 95949 shows monthly rent benchmarks by bedroom size for Housing Choice Voucher and Section 8 comparisons. The 2 bedroom fair market rent is $2,010 and the 4 bedroom fair market rent is $3,370.

Use these values to compare bedroom-size rent benchmarks and screen a property's rent assumptions. Local housing authorities set voucher payment standards, which may be above or below published HUD FMR, so confirm the applicable authority and current schedule before underwriting a property. Read the FMR and payment-standard guide for the full verification workflow.

FY 2026 Fair Market Rent by bedroom size for 95949
Bedroom sizeHUD FMR
Studio$1,520
1 bedroom$1,530
2 bedroom$2,010
3 bedroom$2,800
4 bedroom$3,370
Nevada County fair market rentGRASS VALLEY, CA fair market rent