Location: Amador County, CA | Metro: Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area
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 | $1,310 |
| 1 Bedroom | $1,320 |
| 2 Bedrooms | $1,690 |
| 3 Bedrooms | $2,120 |
| 4 Bedrooms | $2,460 |
| 5 Bedrooms | $2,854 |
| 6 Bedrooms | $3,196 |
| 7 Bedrooms | $3,452 |
| 8 Bedrooms | $3,625 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,320 | $228,796 | 0.58% | F |
| 2BR | $1,690 | $302,535 | 0.56% | F |
| 3BR | $2,120 | $380,722 | 0.56% | F |
| 4BR | $2,460 | $443,048 | 0.56% | F |
U.S. Census Bureau data (2024)
The ZIP code 95666 is situated in the heart of Pioneer, California, a neighborhood characterized by a relatively small population of 5,994 residents. The area boasts a median income of $84,311, indicating a middle to upper-middle-class community. With a median home value of $340,894, it's clear that homeownership is a significant factor in the local economy, given that only 11.9% of the residents are renters. This suggests a strong preference for owning property over renting, which could be attributed to the stability and lower cost of living in the region.
Transitioning to the economic dynamics of renting in ZIP 95666, the Fair Market Rent (FMR) set by HUD for the fiscal year 2024 is $2,020. In contrast, the market rent, as reported by the Census Bureau's American Community Survey (ACS), stands at $1,900. This indicates that the HUD FMR slightly exceeds the current market rent, providing a margin that can be beneficial for landlords participating in the Section 8 program. The difference between the FMR and the actual market rent means that landlords can potentially cover their costs and earn a modest profit without having to charge significantly above the market rate.
Given these specifics, ZIP 95666 would suit both hands-off voucher operators and hands-on value-add buyers. For hands-off operators, the steady demand for rental properties and the HUD FMR coverage ensure a reliable income stream with minimal risk. On the other hand, value-add buyers could leverage the slight premium of the FMR over the market rent to improve properties and command rents closer to the HUD FMR, thereby increasing their returns. However, due to the low percentage of renters, hands-on investors might face a smaller pool of potential Section 8 tenants, necessitating a focus on attracting other types of renters who are willing to pay market rates.
To conclude, ZIP 95666 offers a stable environment for Section 8 investments, with a median income and home values that suggest financial security among residents. The FMR provides a cushion for landlords, making it a suitable location for those seeking consistent cash flow or looking to enhance their investment through property improvements.
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.