Location: Sacramento--Roseville--Arden-Arcade, 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 | $1,490 |
| 1 Bedroom | $1,530 |
| 2 Bedrooms | $1,880 |
| 3 Bedrooms | $2,470 |
| 4 Bedrooms | $2,840 |
| 5 Bedrooms | $3,294 |
| 6 Bedrooms | $3,689 |
| 7 Bedrooms | $3,984 |
| 8 Bedrooms | $4,183 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,880 | $377,132 | 0.5% | F |
| 3BR | $2,470 | $528,502 | 0.47% | F |
| 4BR | $2,840 | $697,909 | 0.41% | F |
U.S. Census Bureau data (2024)
The analysis of ZIP code 95709, located in Camino, CA, within the Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area, reveals several key points for landlords and small-portfolio investors.
Firstly, the rent math does work. The Fair Market Rent (FMR) set at $1770 for the fiscal year 2024 aligns closely with the market rent reported by the Census ACS, which stands at $1,749. This indicates that the rental rates are in line with government guidelines and market expectations, making it feasible to charge rents that are both competitive and compliant with housing standards.
Secondly, the acquisition cost is relatively affordable. With a median home value of $506,745, purchasing properties in this area is within reach for many investors. However, the lack of data on days on market (DOM) and the low percentage of homes needing price cuts (0.3%) suggest that the market might be tight, with homes selling quickly without significant discounts. This implies that while property acquisition is possible, securing deals may require swift action and competitive offers.
Lastly, there is a notable tenant demand. The population of 6,000 residents includes a significant 27.2% who are renters. This indicates a substantial pool of potential tenants, providing landlords with a reasonable chance of finding occupants for their properties.
In conclusion, ZIP 95709 presents a balanced opportunity for real estate investment. The alignment between FMR and market rent ensures financial viability, while the median home value makes acquisitions possible, albeit potentially challenging due to quick sales and minimal price adjustments. The presence of a sizeable tenant base further supports the feasibility of rental operations. Landlords and investors should proceed with confidence, leveraging these conditions to secure profitable investments.
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.