JeffCroweCRE

Housing market/California/ZIP 95966

ACS 2023 · FY2027 SAFMR

ZIP 95966 Oroville, California

Yuba City, CA MSA · California. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
29,335
Households
11,593
Median HH income
$63,948
Renter share
25.3%
Median gross rent
$1,124
Vacancy
15.2%
Pop. change
-0.1%
2BR SAFMR
$1,470
SAFMR / rent
1.308×
2–49 unit stock
862
LIHTC proj / units
5 / 302
HUD assisted MF
—

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 95966 · CA — sent to you.

ZIP 95966 · CA

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ACS rent vs 2BR SAFMR

ZIP 95966 — Oroville, CA HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,124
2BR SAFMR$1,470
90% floor$1,323
110% ceiling$1,617

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 95966

  • 1-unit detached9,65171.1%
  • 1-unit attached940.7%
  • 2–4 units3302.4%
  • 5–49 units5323.9%
  • 50+ units1671.2%
  • Mobile2,80020.6%
TypeUnitsShare
1-unit detached9,65170.6%
1-unit attached940.7%
2 units (duplex)1481.1%
3–4 units1821.3%
5–9 units1801.3%
10–19 units2641.9%
20–49 units880.6%
50+ units1671.2%
Mobile2,80020.5%

2–4 unit share 2.4% · 5–49 unit share 3.9% · combined 2–49 6.3%.

Units by bedrooms

Studio
238
1BR
1,016
2BR
5,113
3BR
5,896
4BR
1,210
5+
194

Rent burden

Rent ≥30% of income48.6%
Rent ≥50% of income28.2%
  • ACS median gross rent $1,124 (all bedrooms, occupied rentals).
  • Median contract rent $899.
  • Renters paying ≥30% of income 48.6%; ≥50% 28.2%.
  • FY2027 2BR SAFMR $1,470 (1.308× ACS median gross rent).

Population

29,335 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: -0.1%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: 5 projects, 302 units.
  • HUD project-based assisted MF: not published for this ZIP.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 299 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.

Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.

What the data shows

ZIP 95966 25.3% of occupied households are renters; vacancy is 15.2%; ACS median gross rent is $1,124; population changed -0.1% between the 2018 and 2023 ACS vintages; the housing stock includes 330 units in 2–4-unit structures and 532 units in 5–49-unit structures; 5 LIHTC projects totaling 302 units; FY2027 2BR SAFMR is $1,470 versus ACS median gross rent of $1,124. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.

California research

ZIP 95966 is a Census / HUD profile for Yuba City, CA. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 95966 — Oroville, CA HUD Section 8 Payment Standards / SAFMR·California ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
95626Yuba City, CA MSA19.4%$1,428$2,03095659Yuba City, CA MSA26.9%$1,586$2,04095668Yuba City, CA MSA26.4%$2,240$2,42095674Yuba City, CA MSA24.6%$1,131$1,42095676Yuba City, CA MSA91.3%$1,096$1,65095692Yuba City, CA MSA34.2%$1,350$1,65095836Yuba City, CA MSA——$1,66095837Yuba City, CA MSA34.2%$2,550$2,13095901Yuba City, CA MSA44.9%$1,151$1,56095903Yuba City, CA MSA96.1%$2,498$2,40095914Yuba City, CA MSA14.6%$1,400$1,47095918Yuba City, CA MSA9.9%—$1,510

Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is California research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 95966?

ZIP 95966 (Yuba City, CA MSA) has 29,335 residents, 11,593 households, a renter share of 25.3%, median household income of $63,948, and ACS 2023 median gross rent of $1,124. Vacancy is 15.2%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 95966?

ACS counts 148 units in 2-unit buildings, 182 in 3–4 unit buildings, 180 in 5–9, 264 in 10–19, and 88 in 20–49. Combined 2–49 unit stock is 862 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 95966?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,470. See the full schedule and 90–110% payment-standard band on the ZIP 95966 — Oroville, CA HUD Section 8 Payment Standards / SAFMR.

Does this California ZIP profile include Georgia listings?

No. ZIP 95966 is Census / HUD research for Yuba City, CA MSA. Jeff Crowe CRE does not list California property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.