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Siskiyou County/Yreka/96097

96097

ZIPSAFMR
Siskiyou County, CA
Zillow

ZIP Investment Score

75Below average

095130300
BRFMR
Eff. Rent
0 BR$870$870
1 BR$880$880
2 BR$1,140$1,140
3 BR$1,580$1,580
4 BR$1,800$1,800
5 BR$2,070Not available
6 BR$2,380Not available
7 BR$2,738Not available
8 BR$3,148Not available

Purchase Price Calculator

Maximum purchase price
$107,487

Cost breakdown

+Likely effective rent$1,140
HUD FMRUsed$1,140
Market rentN/A
Est. payment standardN/A
-Principal and interest-$544
Loan amount$85,990
Down payment$21,497
Rate6.50%
Term30 years
-Operating costs-$396
Property taxes-$107
Insurance-$175
Utilities$0
HOA$0
Management-$114
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$18,546(86.3% ROI)
Projected value
$115,752
Return breakdown
Property appreciation+$8,265
Loan principal paid down+$3,081
Rental cash flow+$7,200
5-year hold
+$31,619(147.1% ROI)
Projected value
$121,612
Return breakdown
Property appreciation+$14,125
Loan principal paid down+$5,494
Rental cash flow+$12,000
10-year hold
+$67,196(312.6% ROI)
Projected value
$137,592
Return breakdown
Property appreciation+$30,105
Loan principal paid down+$13,091
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
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Mortgage rate
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ZIP 96097 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 96097 (Yreka, CA) is $1,140 a month. That is down 1.7% from $1,160 in FY 2026. Yreka is in the Siskiyou 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 $1,254. Among 22 ZIP codes in Siskiyou County, 96097 has the 15th-highest two-bedroom rent (county range $1,130–$1,660). The median county two-bedroom FMR in California is $1,725, so ZIP 96097 is 34% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 96097
BedroomsFY 2027Change90–110% range
Studio$870−2.2%$783–$957
1BR$880−2.2%$792–$968
2BR$1,140−1.7%$1,026–$1,254
3BR$1,580−1.9%$1,422–$1,738
4BR$1,800+1.1%$1,620–$1,980

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 96097
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$870$880$1,140$1,580$1,800
FY 2026$890$900$1,160$1,610$1,780
FY 2025$860$870$1,120$1,570$1,710
FY 2024area FMR$838$843$1,089$1,535$1,620
FY 2023area FMR$738$752$974$1,384$1,408

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

Two-bedroom rent in nearby Siskiyou County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 96097
96044$1,160+1.8%
96049$1,580+38.6%
96050$1,190+4.4%
96057$1,380+21.1%
96058$1,130−0.9%
96064$1,230+7.9%
96067$1,660+45.6%
96085$1,250+9.6%
96086$1,300+14.0%
96094$1,150+0.9%
96097Current$1,140—
96134$1,130−0.9%

Questions about ZIP 96097 rents

How much will Section 8 pay for a two-bedroom in ZIP 96097?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,254, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,129 to $1,379 a month; under the ZIP-level Small Area FMR of $1,140 it would be $1,026 to $1,254. 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 96097 in?

ZIP 96097 is in the Siskiyou County, CA non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,254.

How much did fair market rent change in ZIP 96097 for FY 2027?

The two-bedroom FMR fell 1.7%, from $1,160 in FY 2026 to $1,140 in FY 2027. Since FY 2025 it has risen 1.8%.

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