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 | $980 |
| 1 Bedroom | $1,060 |
| 2 Bedrooms | $1,390 |
| 3 Bedrooms | $1,940 |
| 4 Bedrooms | $2,090 |
| 5 Bedrooms | $2,424 |
| 6 Bedrooms | $2,715 |
| 7 Bedrooms | $2,932 |
| 8 Bedrooms | $3,079 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,390 | $278,636 | 0.5% | F |
| 3BR | $1,940 | $358,187 | 0.54% | F |
| 4BR | $2,090 | $409,586 | 0.51% | F |
U.S. Census Bureau data (2024)
The ZIP code 95249, located in San Andreas, CA, is a viable market for Section 8 tenants, given that it has a population of 4,295 residents, with 27.4% being renters. This indicates a moderate rental presence, but not necessarily a heavy tenant pool dominated by voucher holders. The median household income stands at $45,302, which provides a baseline for understanding the economic conditions of potential tenants.
The average market rent in this area is $1,348, which constitutes approximately 30% of the median household income. This percentage is significant as it highlights the financial burden that rent represents for local residents. It's worth noting that the Fair Market Rent (FMR) for the metro area, set at $1,400 for fiscal year 2026, is slightly higher than the current market rent, suggesting that landlords could potentially see a slight increase in rent prices if they align their rates with the FMR.
Given the income levels and the current market rent, landlords in ZIP 95249 should anticipate tenants who rely heavily on government assistance to cover housing costs. The economic situation of the area supports a demand for subsidized housing options, making it likely that many of the renters will be using Section 8 vouchers. However, the relatively low proportion of renters compared to homeowners suggests that while there is a demand for vouchers, it might not be as deep as in areas with a higher percentage of renters.
In conclusion, landlords in ZIP 95249 can expect a tenant base that is financially reliant on subsidies such as Section 8 vouchers due to the high cost of rent relative to local incomes. While the ZIP code is not overwhelmingly dominated by renters, it still offers a solid opportunity for those interested in renting to tenants who use government-assisted housing programs. The close alignment between the current market rent and the projected FMR also indicates stability in the rental market, which can be reassuring for small-portfolio investors looking to maintain consistent cash flows.
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.