Location: Calaveras County, CA | Metro: Calaveras County, CA
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,090 |
| 1 Bedroom | $1,150 |
| 2 Bedrooms | $1,460 |
| 3 Bedrooms | $1,980 |
| 4 Bedrooms | $2,250 |
| 5 Bedrooms | $2,610 |
| 6 Bedrooms | $2,923 |
| 7 Bedrooms | $3,157 |
| 8 Bedrooms | $3,315 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,460 | $296,802 | 0.49% | F |
| 3BR | $1,980 | $406,715 | 0.49% | F |
U.S. Census Bureau data (2024)
The investment risk assessment for ZIP code 95245 in Mokelumne Hill, CA, reveals several potential issues that could impact a landlord's decision to participate in the Section 8 program. First, tenant turnover is likely due to the disparity between the market rent of $1,352 and the Fair Market Rent (FMR) of $1,620 for the fiscal year 2026. This gap indicates that tenants might struggle to afford higher rents once they exit the program, leading to frequent moves.
Vacancy exposure is another concern, as the Days on Market (DOM) data is unavailable. However, with the typical home value at $342,949 and a median household income of $84,405, it's reasonable to assume that finding tenants willing to pay the FMR could be challenging, especially if there is a significant amount of time needed to secure a new tenant.
Deferred maintenance exposure is also present. Given the relatively high home values, properties may require substantial upkeep, which can be costly for landlords. The Section 8 program typically has lower reimbursement rates for maintenance costs, meaning landlords might have to cover these expenses out-of-pocket.
Despite these risks, the area boasts a high renter share of 16.1%, indicating a robust demand for rental properties. This high density of renters often translates into a greater number of individuals seeking housing assistance through vouchers, which can provide a steady stream of tenants. Additionally, the local economy's reliance on rental properties suggests a stable market presence for Section 8 tenants.
Verdict: Moderate risk for a first-time Section 8 landlord.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.