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 | $2,610 |
| 1 Bedroom | $2,690 |
| 2 Bedrooms | $3,300 |
| 3 Bedrooms | $4,330 |
| 4 Bedrooms | $4,990 |
| 5 Bedrooms | $5,788 |
| 6 Bedrooms | $6,483 |
| 7 Bedrooms | $7,002 |
| 8 Bedrooms | $7,352 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $3,300 | $698,404 | 0.47% | F |
| 3BR | $4,330 | $878,455 | 0.49% | F |
| 4BR | $4,990 | $1,187,738 | 0.42% | F |
| 5BR | $5,788 | $1,625,010 | 0.36% | F |
U.S. Census Bureau data (2024)
The rent math in ZIP 95746, Granite Bay, CA, does not align favorably for landlords. The Fair Market Rent (FMR) set at $3110 for the fiscal year 2024 is significantly below the current market rent, which stands at $3779 based on ZORI data. This discrepancy means that landlords relying solely on FMR guidelines will likely see reduced income compared to the market rate.
Acquisition in this area remains challenging due to the high median home value of $1,153,362. While the days on market (DOM) are relatively low at 25 days, indicating a brisk pace of sales, only 0.2% of listings have seen price cuts. This suggests that homes are selling close to their asking prices, making it difficult for new investors to enter the market without paying premium prices.
Tenant demand is present but limited. With a total population of 22,985, the renter share is 11.2%, translating to approximately 2,571 potential renters. However, given the high median home value and the fact that most residents own their homes, finding enough tenants willing to pay the FMR or market rent could be a challenge.
In summary, while there is a clear tenant demand in ZIP 95746, the rent math does not work in favor of landlords due to the disparity between FMR and market rent. Additionally, the acquisition costs are high, with median home values exceeding $1 million and very few homes being sold at discounted prices. Landlords and small-portfolio investors should carefully consider these factors before entering the market in Granite Bay, CA.
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.