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Shasta County/McArthur/96056

96056

ZIPSAFMR
Shasta County, CA
Zillow

ZIP Investment Score

72Below average

095130300
BRFMR
Eff. Rent
0 BR$1,080$1,080
1 BR$1,140$1,140
2 BR$1,450$1,450
3 BR$2,010$2,010
4 BR$2,430$2,430
5 BR$2,795Not available
6 BR$3,214Not available
7 BR$3,696Not available
8 BR$4,250Not available

Purchase Price Calculator

Maximum purchase price
$153,553

Cost breakdown

+Likely effective rent$1,450
HUD FMRUsed$1,450
Market rentN/A
Est. payment standardN/A
-Principal and interest-$776
Loan amount$122,842
Down payment$30,711
Rate6.50%
Term30 years
-Operating costs-$474
Property taxes-$154
Insurance-$175
Utilities$0
HOA$0
Management-$145
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$23,408(76.2% ROI)
Projected value
$165,360
Return breakdown
Property appreciation+$11,807
Loan principal paid down+$4,401
Rental cash flow+$7,200
5-year hold
+$40,027(130.3% ROI)
Projected value
$173,731
Return breakdown
Property appreciation+$20,178
Loan principal paid down+$7,848
Rental cash flow+$12,000
10-year hold
+$85,709(279.1% ROI)
Projected value
$196,561
Return breakdown
Property appreciation+$43,008
Loan principal paid down+$18,701
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 96056 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 96056 (McArthur, CA) is $1,450 a month. That is down 0.7% from $1,460 in FY 2026. McArthur is in the Redding, 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 $1,581. Among 30 ZIP codes in Shasta County, 96056 has the 22nd-highest two-bedroom rent (county range $1,440–$2,160). The median county two-bedroom FMR in California is $1,725, so ZIP 96056 is 16% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 96056
BedroomsFY 2027Change90–110% range
Studio$1,080+3.8%$972–$1,188
1BR$1,140+2.7%$1,026–$1,254
2BR$1,450−0.7%$1,305–$1,595
3BR$2,010−1.5%$1,809–$2,211
4BR$2,430−0.4%$2,187–$2,673

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 96056
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,080$1,140$1,450$2,010$2,430
FY 2026$1,040$1,110$1,460$2,040$2,440
FY 2025$990$1,070$1,400$1,960$2,360
FY 2024$810$920$1,210$1,720$2,060
FY 2023$760$860$1,130$1,610$1,940

Two-bedroom rent in nearby Shasta County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 96056
96028$1,440−0.7%
96033$1,530+5.5%
96040$1,580+9.0%
96047$1,480+2.1%
96051$1,440−0.7%
96056Current$1,450—
96062$2,010+38.6%
96065$1,580+9.0%
96069$1,580+9.0%
96071$1,580+9.0%
96073$2,160+49.0%
96076$1,440−0.7%

Questions about ZIP 96056 rents

How much will Section 8 pay for a two-bedroom in ZIP 96056?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,581, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,423 to $1,739 a month; under the ZIP-level Small Area FMR of $1,450 it would be $1,305 to $1,595. 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 96056 in?

ZIP 96056 is in the Redding, CA MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,581.

How much did fair market rent change in ZIP 96056 for FY 2027?

The two-bedroom FMR fell 0.7%, from $1,460 in FY 2026 to $1,450 in FY 2027. Since FY 2023 it has risen 28.3%.

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