Location: Nevada 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 | $1,710 |
| 1 Bedroom | $1,860 |
| 2 Bedrooms | $2,410 |
| 3 Bedrooms | $3,310 |
| 4 Bedrooms | $3,980 |
| 5 Bedrooms | $4,617 |
| 6 Bedrooms | $5,171 |
| 7 Bedrooms | $5,585 |
| 8 Bedrooms | $5,864 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,410 | $546,447 | 0.44% | F |
| 3BR | $3,310 | $854,512 | 0.39% | F |
U.S. Census Bureau data (2024)
The analysis of ZIP 95728, Soda Springs, CA, within the Nevada County, CA metro area, reveals key insights for potential landlords and small-portfolio investors.
The Fair Market Rent (FMR) for ZIP 95728 in fiscal year 2024 is set at $2450. This figure is critical for determining if rental income can cover operational costs and provide a profit margin. However, the absence of specific market rent data makes it challenging to assess the viability of renting properties at the FMR level. Without comparative market rent figures, it's impossible to confirm whether the rent math works in favor of landlords.
Regarding property acquisition, the median home value stands at $751,668. This represents a significant upfront investment for any landlord or investor. The lack of data on days on market (DOM) and the percentage of homes that were sold after a price cut further complicates the assessment of affordability. Landlords should be prepared for potentially higher acquisition costs and longer waiting periods for sales without these crucial metrics.
Tenant demand in ZIP 95728 is relatively low. With a total population of 516, only 10.2% are renters. This translates to approximately 53 individuals who might be looking for rental housing. Such a small pool of potential tenants could pose challenges in maintaining occupancy rates, especially given the limited number of units that would likely be available for rent in such a sparsely populated area.
Verdict: While the median home value in ZIP 95728 indicates high acquisition costs, the lack of detailed market rent data hinders a comprehensive assessment of the rent-to-cost ratio. The low renter share suggests that tenant demand is weak, which could lead to difficulties in finding and retaining tenants. Therefore, potential landlords and small-portfolio investors should proceed with caution, considering the high entry barrier and uncertain rental income prospects.
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.