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Sutter County/Yuba City/95991

95991

ZIPSAFMR
Sutter County, CA
Zillow

ZIP Investment Score

107Above average

095130300
BRFMR
Eff. Rent
0 BR$1,200$1,320
1 BR$1,410$1,310
2 BR$1,650$1,710
3 BR$2,280$2,360
4 BR$2,760$2,660
5 BR$3,174Not available
6 BR$3,650Not available
7 BR$4,198Not available
8 BR$4,827Not available

Purchase Price Calculator

Maximum purchase price
$192,189

Cost breakdown

+Likely effective rent$1,710
HUD FMR$1,650
Market rent$1,750
Est. payment standard (104%)Used$1,710
-Principal and interest-$972
Loan amount$153,751
Down payment$38,438
Rate6.50%
Term30 years
-Operating costs-$538
Property taxes-$192
Insurance-$175
Utilities$0
HOA$0
Management-$171
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$27,486(71.5% ROI)
Projected value
$206,966
Return breakdown
Property appreciation+$14,778
Loan principal paid down+$5,509
Rental cash flow+$7,200
5-year hold
+$47,078(122.5% ROI)
Projected value
$217,444
Return breakdown
Property appreciation+$25,255
Loan principal paid down+$9,823
Rental cash flow+$12,000
10-year hold
+$101,236(263.4% ROI)
Projected value
$246,018
Return breakdown
Property appreciation+$53,829
Loan principal paid down+$23,407
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.85
1 BR
1.08
2 BR
0.94
3 BR
0.95
4 BR
1.04
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 95991 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95991 (Yuba City, CA) is $1,650 a month. That is up 0.6% from $1,640 in FY 2026. Yuba City is in the Yuba City, 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 $1,600. Among 10 ZIP codes in Sutter County, 95991 is tied for the 6th-highest two-bedroom rent (county range $1,420–$2,420). The median county two-bedroom FMR in California is $1,725, so ZIP 95991 is 4% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95991
BedroomsFY 2027Change90–110% range
Studio$1,200−2.4%$1,080–$1,320
1BR$1,410+4.4%$1,269–$1,551
2BR$1,650+0.6%$1,485–$1,815
3BR$2,2800.0%$2,052–$2,508
4BR$2,760+0.4%$2,484–$3,036

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95991
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,200$1,410$1,650$2,280$2,760
FY 2026$1,230$1,350$1,640$2,280$2,750
FY 2025$1,240$1,240$1,580$2,210$2,650
FY 2024$1,130$1,140$1,470$2,070$2,490
FY 2023$990$1,000$1,270$1,800$2,160

Two-bedroom rent in nearby Sutter County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95991
95659$2,040+23.6%
95668$2,420+46.7%
95674$1,420−13.9%
95676$1,6500.0%
95953$1,560−5.5%
95957$1,580−4.2%
95982$1,780+7.9%
95991Current$1,650—
95992$1,660+0.6%
95993$1,810+9.7%

Questions about ZIP 95991 rents

How much will Section 8 pay for a two-bedroom in ZIP 95991?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,600, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,440 to $1,760 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 95991 in?

ZIP 95991 is in the Yuba City, CA MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,600.

How much did fair market rent change in ZIP 95991 for FY 2027?

The two-bedroom FMR rose 0.6%, from $1,640 in FY 2026 to $1,650 in FY 2027. Since FY 2023 it has risen 29.9%.

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 rentYuba City, CA fair market rentCA statewide rentsWhat is SAFMR?Data sources