Location: Los Angeles-Long Beach-Glendale, CA | Metro: Los Angeles-Long Beach-Glendale, 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 | $1,700 |
| 1 Bedroom | $1,900 |
| 2 Bedrooms | $2,340 |
| 3 Bedrooms | $2,970 |
| 4 Bedrooms | $3,320 |
| 5 Bedrooms | $3,851 |
| 6 Bedrooms | $4,313 |
| 7 Bedrooms | $4,658 |
| 8 Bedrooms | $4,891 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,900 | $462,922 | 0.41% | F |
| 2BR | $2,340 | $561,867 | 0.42% | F |
| 3BR | $2,970 | $621,707 | 0.48% | F |
| 4BR | $3,320 | $669,248 | 0.5% | F |
| 5BR | $3,851 | $730,819 | 0.53% | F |
U.S. Census Bureau data (2024)
ZIP code 90059, located in Willowbrook, CA, falls within the larger Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area. To analyze its position relative to other ZIP codes in this metro area, we must consider several key metrics including Fair Market Rent (FMR), market rent, median home value, and the percentage of residents who are renters.
The FMR for ZIP 90059 in fiscal year 2024 is set at $2,000. This figure represents the threshold above which HUD considers housing to be unaffordable for low-income households. In comparison, the actual market rent in 90059 is higher at $2,916, indicating that rental properties in this ZIP are priced above the FMR. The median home value in 90059 stands at $613,615, reflecting a moderate cost of ownership relative to other areas within the metro.
A significant point of interest is the 55.8% renter share in 90059. This is notably higher than the average for many ZIP codes in the Los Angeles-Long Beach-Glendale metro area. High renter shares can signal an attractive environment for landlords and investors interested in Section 8 housing opportunities, especially when coupled with below-average home values, as it often indicates a strong demand for affordable rentals.
Inferentially, ZIP 90059 appears to be a mid-tier neighborhood within the broader metro area. Its market rent exceeds the FMR, suggesting a slightly upscale residential market compared to the lower-income thresholds targeted by FMR guidelines. However, the substantial renter population makes it a viable option for those seeking to engage with the Section 8 program, particularly where there is a need for affordable rental units.
The divergence between the high renter share and the median home value suggests that while homeownership remains relatively expensive, there is a robust rental market. This dynamic can create a sweet spot for investors looking to balance affordability with a strong tenant pool. Landlords should focus on properties that meet the criteria for Section 8 eligibility and can attract tenants willing to pay the market rent, thereby leveraging both the subsidized housing program and the local rental market trends.
To summarize, 90059 is positioned as a mid-tier neighborhood with a significant opportunity for Section 8 participation due to its high renter share and market rents that exceed the FMR. Investors should evaluate properties based on their ability to serve this market segment effectively.
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.