Location: Yuba City, CA | Metro: Yuba City, CA MSA
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 | $1,290 |
| 1 Bedroom | $1,520 |
| 2 Bedrooms | $1,780 |
| 3 Bedrooms | $2,460 |
| 4 Bedrooms | $2,980 |
| 5 Bedrooms | $3,457 |
| 6 Bedrooms | $3,872 |
| 7 Bedrooms | $4,182 |
| 8 Bedrooms | $4,391 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,780 | $313,337 | 0.57% | F |
| 3BR | $2,460 | $424,289 | 0.58% | F |
| 4BR | $2,980 | $676,438 | 0.44% | F |
U.S. Census Bureau data (2024)
The ZIP code 95982, located in Sutter, CA, presents an interesting scenario for both renters and landlords. The median household income here is $96,224, which places a significant constraint on the ability of renters to afford the market rate of $1,750 for housing. This market rate represents a substantial portion of a household's budget, making it challenging for many to secure housing without financial strain.
In comparison, the federal market rent (FMR) for ZIP 95982 in fiscal year 2024 is set at $1,540. This figure is lower than the market rate, indicating that households receiving rental assistance through vouchers can find housing more easily and affordably. The difference between the market rate and the FMR suggests an affordability gap that impacts the overall rental landscape in Sutter.
With 20.9% of the population renting and a total population of 2,795, there is a notable demand for affordable housing options. This means that landlords who accept vouchers could attract a stable tenant base, albeit at a slightly lower rate than the market average. However, the competition among landlords remains moderate due to the relatively small number of renters in the area.
The takeaway for landlords considering whether to adopt a voucher-friendly strategy versus focusing on cash-paying tenants is clear. While cash-paying tenants might offer higher rents, accepting vouchers ensures a steady stream of occupants who are financially supported to meet their rent obligations. Given the median income and the affordability gap, landlords should consider diversifying their tenant mix to include those with vouchers, thereby securing a reliable occupancy rate while also serving the community's need for affordable housing.
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.