Location: Tuolumne County, CA | Metro: Mariposa 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 | $1,230 |
| 1 Bedroom | $1,400 |
| 2 Bedrooms | $1,770 |
| 3 Bedrooms | $2,300 |
| 4 Bedrooms | $2,960 |
| 5 Bedrooms | $3,434 |
| 6 Bedrooms | $3,846 |
| 7 Bedrooms | $4,154 |
| 8 Bedrooms | $4,362 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,770 | $311,780 | 0.57% | F |
| 3BR | $2,300 | $407,975 | 0.56% | F |
| 4BR | $2,960 | $481,969 | 0.61% | D |
U.S. Census Bureau data (2024)
The classification of ZIP 95321 (Groveland, CA) on the axes of yield and stability reveals a nuanced investment landscape.
On the yield axis, Groveland offers a notable opportunity. The Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $1,790, while the local market rent is estimated at $1,394. This suggests that properties receiving Section 8 assistance could command higher rents compared to the market average, providing a premium of $396 per month. Given the median home value of $391,523, this premium can translate into a significant return on investment for those willing to navigate the complexities of the Section 8 program.
Moving to the stability axis, Groveland presents a mixed picture. With only 12.7% of residents being renters, the market has a relatively low rental demand. However, the median household income of $74,000 indicates a stable economic base, which is favorable for maintaining consistent rental payments. The lack of data on days on market (DOM) makes it challenging to assess the speed of property turnover, but the income figure suggests that tenants are likely to have sufficient financial means to meet their obligations.
To summarize, ZIP 95321 (Groveland, CA) is best described as a steady-cashflow zone with moderate potential for yield enhancement through Section 8 subsidies. While the rental market is not robust, the income levels support reliable tenant payment histories. The primary driver for this classification is the disparity between FMR and market rent, alongside the solid median income that underpins financial stability.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.