Location: Colusa County, CA | Metro: Colusa County, CA
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,300 |
| 1 Bedroom | $1,310 |
| 2 Bedrooms | $1,630 |
| 3 Bedrooms | $2,260 |
| 4 Bedrooms | $2,690 |
| 5 Bedrooms | $3,120 |
| 6 Bedrooms | $3,494 |
| 7 Bedrooms | $3,774 |
| 8 Bedrooms | $3,963 |
U.S. Census Bureau data (2024)
The investment risk assessment for ZIP code 95987 in Williams, CA, reveals several potential challenges for landlords considering Section 8 participation. First, tenant turnover poses a significant risk. The market rent for the area is $1,226, while the Fair Market Rent (FMR) for FY 2026 in the metro area is $1,560. This discrepancy suggests that tenants might prefer higher-rent properties, leading to frequent turnover and associated costs.
Vacancy exposure is another concern. With the days on market (DOM) being listed as N/A, it's unclear how long properties typically remain vacant. This uncertainty can lead to financial strain for landlords who rely on steady rental income.
The deferred-maintenance exposure is also noteworthy. Given the typical home value of $375,852 and the median income of $95,122, landlords must be prepared for potential maintenance issues that tenants may not have the means to address promptly. This could result in higher out-of-pocket expenses for property upkeep.
However, these risks are somewhat mitigated by the high renter share in the area, which stands at 42.3%. High renter density generally indicates strong demand for rental housing, including properties that accept Section 8 vouchers. This demand can help stabilize occupancy rates and reduce the likelihood of prolonged vacancies.
In conclusion, the overall risk for a first-time Section 8 landlord in ZIP code 95987 is moderate. While there are significant challenges related to tenant turnover, vacancy exposure, and maintenance costs, the high renter share provides a solid foundation for demand stability.
Data Sources: FMR data from HUD (2027). 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.