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Best fit
Income-qualified households
Rent
Est. $819 - $2442/mo
Based on local HUD estimates
Floor plans
1 Bed • 2 Bed • 3 Bed
Total Units
50
What this means for you
This property includes PUBLIC HOUSING. Rent rules can change by unit, so ask the office which program applies to the apartment you want.
The program helps lower the rent so you only pay what you can afford based on your income.
To qualify for these apartments at Mokelumne Manor, your total household income must fit the local Area Median Income (AMI) limits for Thornton and the 95686 zip code. The exact rules can vary by program and by household size.
This property includes PUBLIC HOUSING. Check the program labels on this page and confirm the exact unit rules with management before you apply.
Local Median (1-Person)
$43,352
Local Median (4-Person)
$61,932
Based on the latest 2024 census data, the figures above show the local median earnings for this area. Management will generally require your household income to be at or below 80% of these median figures.
HUD's Small Area Fair Market Rent, or SAFMR, is a ZIP-code-based fair market rent estimate. It can help you compare what different bedroom sizes may cost in this area.
| Bedroom | 90% | SAFMR | 110% |
|---|---|---|---|
| Studio | $819 | $910 | $1,001 |
| 1 BR | $918 | $1,020 | $1,122 |
| 2 BR | $1,179 | $1,310 | $1,441 |
| 3 BR | $1,656 | $1,840 | $2,024 |
| 4 BR | $1,998 | $2,220 | $2,442 |
These values are only a comparison tool. They do not replace the property's actual rent, and they do not guarantee what you will pay unless your program uses SAFMR directly.
Not explicitly confirmed. Call ahead to verify elevator availability and doorway widths before applying.
Management Company
Housing Auth. of the County of San Joaquin
You must be of qualifying age. Your income must fall within HUD's Area Median Income (AMI) limits for Thornton. Based on the 95686 zip code AMI (2024), this property's 80% income limit is approximately $34,682/yr for 1 person / $49,546/yr for a 4-person household.
This listing shows historically available units. Ask directly if a unit is open today.
If you use a wheelchair or walker, confirm elevator access and doorway widths before submitting a paid application.
Income limits are calculated against the Area Median Income (AMI) for the 95686 zip code. Based on recent Census data, the local median income is $43,352 for a single person, and $61,932 for a four-person household. Your specific income cap depends on the exact subsidy program rules applied by management.
To view how these median figures translate to specific income caps (e.g., 30%, 50%, or 60% AMI limits) for all household sizes, check out the AMI Calculator .
Our eligibility tool automatically cross-references your household size and gross income with the local AMI database for this property to determine your fit.
For 95686, the reported fair market rent amounts are Studio $910 ($819 / $1,001); 1 BR $1,020 ($918 / $1,122); 2 BR $1,310 ($1,179 / $1,441); 3 BR $1,840 ($1,656 / $2,024); 4 BR $2,220 ($1,998 / $2,442). These figures are reference points used in housing assistance programs and voucher calculations, but they do not guarantee your lease rent.
| Bedroom | 90% Standard | SAFMR | 110% Standard |
|---|---|---|---|
| Studio | $819 | $910 | $1,001 |
| 1 BR | $918 | $1,020 | $1,122 |
| 2 BR | $1,179 | $1,310 | $1,441 |
| 3 BR | $1,656 | $1,840 | $2,024 |
| 4 BR | $1,998 | $2,220 | $2,442 |
The 90%, 100%, and 110% columns show the range around the base SAFMR value for each reported bedroom size. If you are using a voucher or other subsidy, ask management which standard they use for your unit size.
This record reports: 1 Bed • 2 Bed • 3 Bed. Availability can change rapidly, so ask management which layouts are currently open and whether any accessible units are available.
This page currently shows 1 vacant unit reported. Even with vacancies, you should still ask whether the unit type you need is immediately available and whether screening or document review could delay move-in.
Use the eligibility checker to see the next step for this listing. Contact details are not shown here, but you can start the process and get your application path from the property page.
We'll ask a few basic questions and then show the next step.
Data Provenance
Sourced from Public Housing Records. Last updated: Oct 31, 2026.Read our methodology.
