Location: Amador County, CA | Metro: Amador 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 | $1,360 |
| 1 Bedroom | $1,370 |
| 2 Bedrooms | $1,750 |
| 3 Bedrooms | $2,200 |
| 4 Bedrooms | $2,550 |
| 5 Bedrooms | $2,958 |
| 6 Bedrooms | $3,313 |
| 7 Bedrooms | $3,578 |
| 8 Bedrooms | $3,757 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,750 | $381,807 | 0.46% | F |
| 3BR | $2,200 | $487,190 | 0.45% | F |
| 4BR | $2,550 | $650,966 | 0.39% | F |
U.S. Census Bureau data (2024)
The Section 8 cap-rate analysis for ZIP 95685, Sutter Creek, CA, provides a detailed look at potential investment yields based on Fair Market Rent (FMR) and market rent figures.
Using the annualized 2BR FMR of $1,630 for FY 2026, the implied gross yield can be calculated. This equates to an annual rental income of $19,560. Dividing this by the median home value of $471,452 gives an implied gross yield of approximately 4.15%. This figure represents the potential return on investment if the property were rented at the FMR rate.
On the other hand, using the market rent figure of $1,579 from the Census ACS, the annual rental income would be $18,948. When this amount is divided by the median home value, it results in an implied gross yield of about 4.02%. This calculation reflects the actual rental rates in the area, providing a more realistic scenario for potential investors.
The difference between these two gross yields is minimal, with the FMR scenario offering a slightly higher return. However, the more realistic gross yield is likely the 4.02% derived from the market rent, as it is based on current rental trends rather than government-set guidelines.
The renter density of 30.0% suggests that a significant portion of the population is already renting, which could indicate strong demand for rental properties. However, the lack of data on Days on Market (DOM) makes it difficult to assess how quickly properties might be leased, impacting the overall investment strategy.
In conclusion, while the FMR offers a higher theoretical gross yield, the actual market conditions in Sutter Creek, CA, suggest a more practical yield of 4.02%. This figure should be considered alongside the local rental market dynamics and the specific needs of the investor.
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.