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Tehama County/Corning/96021

96021

ZIPSAFMR
Tehama County, CA
Zillow

ZIP Investment Score

86Below average

095130300
BRFMR
Eff. Rent
0 BR$940$940
1 BR$1,030$1,030
2 BR$1,350$1,350
3 BR$1,870$1,870
4 BR$2,260$2,260
5 BR$2,599Not available
6 BR$2,989Not available
7 BR$3,437Not available
8 BR$3,953Not available

Purchase Price Calculator

Maximum purchase price
$138,693

Cost breakdown

+Likely effective rent$1,350
HUD FMRUsed$1,350
Market rentN/A
Est. payment standardN/A
-Principal and interest-$701
Loan amount$110,954
Down payment$27,739
Rate6.50%
Term30 years
-Operating costs-$449
Property taxes-$139
Insurance-$175
Utilities$0
HOA$0
Management-$135
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$21,839(78.7% ROI)
Projected value
$149,357
Return breakdown
Property appreciation+$10,664
Loan principal paid down+$3,975
Rental cash flow+$7,200
5-year hold
+$37,314(134.5% ROI)
Projected value
$156,918
Return breakdown
Property appreciation+$18,225
Loan principal paid down+$7,089
Rental cash flow+$12,000
10-year hold
+$79,737(287.5% ROI)
Projected value
$177,539
Return breakdown
Property appreciation+$38,846
Loan principal paid down+$16,892
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
--
Mortgage rate
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ZIP 96021 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 96021 (Corning, CA) is $1,350 a month. That is down 1.5% from $1,370 in FY 2026. Corning is in the Tehama 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 $1,361. Among 13 ZIP codes in Tehama County, 96021 is tied for the 10th-highest two-bedroom rent (county range $1,290–$1,520). The median county two-bedroom FMR in California is $1,725, so ZIP 96021 is 22% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 96021
BedroomsFY 2027Change90–110% range
Studio$940−2.1%$846–$1,034
1BR$1,030−1.0%$927–$1,133
2BR$1,350−1.5%$1,215–$1,485
3BR$1,870−0.5%$1,683–$2,057
4BR$2,260−1.7%$2,034–$2,486

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 96021
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$940$1,030$1,350$1,870$2,260
FY 2026$960$1,040$1,370$1,880$2,300
FY 2025$910$1,010$1,320$1,740$2,180
FY 2024area FMR$844$948$1,245$1,695$2,010
FY 2023area FMR$760$819$1,078$1,460$1,703

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Tehama County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 96021
96021Current$1,350—
96029$1,3500.0%
96035$1,490+10.4%
96055$1,290−4.4%
96059$1,440+6.7%
96061$1,360+0.7%
96063$1,360+0.7%
96074$1,370+1.5%
96075$1,440+6.7%
96078$1,370+1.5%
96080$1,330−1.5%
96090$1,370+1.5%

Questions about ZIP 96021 rents

How much will Section 8 pay for a two-bedroom in ZIP 96021?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,361, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,225 to $1,497 a month; under the ZIP-level Small Area FMR of $1,350 it would be $1,215 to $1,485. 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 96021 in?

ZIP 96021 is in the Tehama County, CA non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,361.

How much did fair market rent change in ZIP 96021 for FY 2027?

The two-bedroom FMR fell 1.5%, from $1,370 in FY 2026 to $1,350 in FY 2027. Since FY 2025 it has risen 2.3%.

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