95978

ZIPSAFMR

Butte County, CA

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,060	$1,170	9.4%
1 BR	$1,180	$1,300	11.6%
2 BR	$1,500	$1,530	10.2%
3 BR	$2,080	$1,720	9.4%
4 BR	$2,510	$1,760	9.7%
5 BR	$2,887	Not available	9.7%
6 BR	$3,319	Not available	9.7%
7 BR	$3,817	Not available	9.7%
8 BR	$4,390	Not available	9.7%

Purchase Price Calculator

Maximum purchase price

$165,441

Cost breakdown

+Likely effective rent$1,530

HUD FMR$1,500

Market rent$1,550

Est. payment standard (102%)Used$1,530

-Principal and interest-$837

Loan amount$132,353

Down payment$33,088

Rate6.50%

Term30 years

-Operating costs-$493

Property taxes-$165

Insurance-$175

Utilities$0

HOA$0

Management-$153

=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

+$24,663(74.5% ROI)

Projected value

$178,162

Return breakdown

Property appreciation+$12,721

Loan principal paid down+$4,742

Rental cash flow+$7,200

5-year hold

+$42,196(127.5% ROI)

Projected value

$187,181

Return breakdown

Property appreciation+$21,740

Loan principal paid down+$8,456

Rental cash flow+$12,000

10-year hold

+$90,487(273.5% ROI)

Projected value

$211,778

Return breakdown

Property appreciation+$46,337

Loan principal paid down+$20,149

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.76ratio

FMR$1,060

Market$1,400

vs market-$340

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

0.76

1 BR

0.84ratio

FMR$1,180

Market$1,400

vs market-$220

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

0.84

2 BR

0.97ratio

FMR$1,500

Market$1,550

vs market-$50

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

0.97

3 BR

1.21ratio

FMR$2,080

Market$1,720

vs market+$360

FMR is above market; underwrite to market rent.

1.21

4 BR

1.43ratio

FMR$2,510

Market$1,760

vs market+$750

FMR is above market; underwrite to market rent.

1.43

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 95978 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95978 (Stirling City, CA) is $1,500 a month. That is down 2.0% from $1,530 in FY 2026. Stirling City 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, 95978 is tied for the 13th-highest two-bedroom rent (county range $1,470–$1,700). The median county two-bedroom FMR in California is $1,725, so ZIP 95978 is 13% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95978
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,090	$1,060	−2.8%	$954–$1,166
1BR	$1,200	$1,180	−1.7%	$1,062–$1,298
2BR	$1,530	$1,500	−2.0%	$1,350–$1,650
3BR	$2,130	$2,080	−2.3%	$1,872–$2,288
4BR	$2,570	$2,510	−2.3%	$2,259–$2,761

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95978
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,060	$1,180	$1,500	$2,080	$2,510
FY 2026	$1,090	$1,200	$1,530	$2,130	$2,570
FY 2025	$980	$1,040	$1,350	$1,890	$2,270
FY 2024	$810	$850	$1,120	$1,590	$1,900
FY 2023	$780	$840	$1,100	$1,550	$1,890

Two-bedroom rent in nearby Butte County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 95978
95942	$1,540	+2.7%
95948	$1,470	−2.0%
95954	$1,500	0.0%
95958	$1,510	+0.7%
95965	$1,470	−2.0%
95966	$1,470	−2.0%
95967	$1,510	+0.7%
95968	$1,470	−2.0%
95969	$1,470	−2.0%
95973	$1,700	+13.3%
95974	$1,470	−2.0%
95978Current	$1,500	—

Questions about ZIP 95978 rents

How much will Section 8 pay for a two-bedroom in ZIP 95978?

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 $1,500 it would be $1,350 to $1,650. 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 95978 in?

ZIP 95978 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 95978 for FY 2027?

The two-bedroom FMR fell 2.0%, from $1,530 in FY 2026 to $1,500 in FY 2027. Since FY 2023 it has risen 36.4%.

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 Stirling City, CA fair market rent CA statewide rents What is SAFMR?Data sources