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 | $2,060 |
| 1 Bedroom | $2,300 |
| 2 Bedrooms | $2,840 |
| 3 Bedrooms | $3,600 |
| 4 Bedrooms | $4,030 |
| 5 Bedrooms | $4,675 |
| 6 Bedrooms | $5,236 |
| 7 Bedrooms | $5,655 |
| 8 Bedrooms | $5,938 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,300 | $568,055 | 0.4% | F |
| 2BR | $2,840 | $689,156 | 0.41% | F |
| 3BR | $3,600 | $812,733 | 0.44% | F |
| 4BR | $4,030 | $922,202 | 0.44% | F |
| 5BR | $4,675 | $1,043,560 | 0.45% | F |
U.S. Census Bureau data (2024)
Bellflower (90706) operates as a dense, primarily renter-heavy suburb in Southeast Los Angeles County, characterized by a mix of mid-century single-family homes and multifamily properties. It is a working-class, transit-adjacent community where local economic stability is underpinned by institutions like the Kaiser Permanente Bellflower Medical Center, which serves as a major employer and healthcare anchor for the area. The neighborhood retains a residential feel with convenient access to the 91 and 605 freeways, positioning it as a practical location for tenants commuting to Long Beach or Downtown LA.
From a purely numerical standpoint, Bellflower presents a notable investment spread. The FY2026 Fair Market Rent (FMR) for a 2-bedroom unit sits at $2,440, while current market rents (Zillow ZORI) trail slightly at $2,381, creating a negative gap of $59. This suggests voucher caps are competitive with private pay rates. Meanwhile, the median home value rests at $801,973, with a median 2BR sale price of $686,525 and a relatively tight 48 days on market, indicating a liquid asset environment despite the high entry price.
Demand fundamentals appear robust, driven by a 60.7% renter share and a median household income of $78,722. While local schools like Bellflower High School hold average ratings, the city’s walkable grid and proximity to major transit corridors appeal to cost-burdened renters seeking value outside pricier coastal markets. This income profile, combined with high housing costs, typically fuels steady Section 8 demand from households unable to transition to homeownership yet requiring quality accommodation.
The Section 8 verdict for 90706 leans toward stability and moderate cash flow. Because the 2BR FMR ($2,440) exceeds the current market rent ($2,381), investors can secure guaranteed government payments that slightly outperform the local average. With a median income of $78,722 supporting the tenant base, the risk of rent defaults is mitigated, making this a solid play for investors prioritizing consistent yield over speculative appreciation in the Los Angeles-Long Beach-Glendale metro area.
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.