Section 8 Fair Market Rent (FMR) for ZIP 90745 - 2027

Investment Score for ZIP 90745

Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)

FY 2027 Fair Market Rent Rates

Unit Size	Monthly FMR
Studio	$2,080
1 Bedroom	$2,320
2 Bedrooms	$2,860
3 Bedrooms	$3,630
4 Bedrooms	$4,060
5 Bedrooms	$4,710
6 Bedrooms	$5,275
7 Bedrooms	$5,697
8 Bedrooms	$5,982

Investment Analysis by Bedroom Size

Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)

Bedrooms	Monthly FMR	Median Price	1% Rule	Grade
1BR	$2,320	$386,174	0.6%	D
2BR	$2,860	$577,083	0.5%	F
3BR	$3,630	$742,655	0.49%	F
4BR	$4,060	$830,283	0.49%	F
5BR	$4,710	$899,587	0.52%	F

Demographics & Housing Statistics

U.S. Census Bureau data (2024)

### Market Analysis for ZIP Code 90745 (Carson, CA) #### Section 8 Voucher Dynamics The Fair Market Rent (FMR) for ZIP code 90745 is set by HUD for 2026. For a two-bedroom unit, the FMR is $2,520. However, it's important to understand how this compares to actual rental rates in the area. According to the Zillow median price for a two-bedroom unit, the average rent is $586,218, which translates to a monthly mortgage payment of approximately $2,442 if financed at a typical rate. This means that the actual rental rates are very close to the FMR, but slightly higher. The price-to-FMR ratio of 19.4x indicates that the median home value is significantly higher than the FMR, suggesting that the housing market is quite expensive relative to what HUD considers fair. For voucher holders, the constraints are significant. The FMR is only 28.0% of the median household income ($107,988), meaning that the majority of residents can afford to pay much more than the FMR. As a result, landlords may be hesitant to accept Section 8 vouchers due to the lower rent compared to market rates. Additionally, the occupancy rate of 94.6% suggests that there is little vacancy, making it difficult for voucher holders to find units within their budget. #### Affordability & Renter Profile ZIP code 90745 has a population of 57,397, with 32.2% of households being renters. Given the median household income of $107,988, most residents have the financial capability to pay above the FMR. The high occupancy rate further supports the notion that Carson is a tight rental market, where demand consistently outstrips supply. This tightness makes it challenging for low-income renters to find affordable housing, especially those relying on Section 8 vouchers. The median income level indicates that the typical renter in this ZIP code is likely middle-class or higher, with a strong ability to pay market rates. The fact that the FMR is only 28.0% of the median income underscores the disparity between what is considered fair rent and what people are actually paying. This suggests that the rental market is competitive and that many units are priced well above the FMR. #### Investor Angle From an investor perspective, the ZIP code 90745 offers a mixed picture. While the FMRs are relatively low compared to the median income, the actual rental rates are quite high. For instance, the Zillow median price for a two-bedroom unit is $586,218, which implies a monthly mortgage payment of around $2,442. This is just below the FMR of $2,520, indicating that an investor might break even or have a slight positive cash flow when renting to Section 8 voucher holders. However, the high price-to-FMR ratio of 19.4x suggests that the investment grade is relatively low. This is because the cost of acquiring a property far exceeds the potential rental income from Section 8 vouchers. Investors would need to consider other factors such as appreciation potential, long-term rental trends, and the possibility of transitioning units to market-rate rentals once the voucher holder moves out. #### Specific Actionable Insights 1. **Focus on Multi-Family Properties**: Given the high occupancy rate and the limited number of vacant units, investing in multi-family properties could provide better opportunities for cash flow. A portfolio of several units increases the likelihood of finding tenants who can pay closer to market rates, while still maintaining some units for Section 8 voucher holders. 2. **Consider Short-Term Rentals**: With the median home value being so high, short-term rentals like Airbnb could offer a more lucrative alternative. Although this strategy requires different zoning permissions and may not align with the goal of providing affordable housing, it can generate higher returns in a market where long-term rental income is constrained by FMR caps. 3. **Develop Relationships with Local Landlords**: Since the actual rental rates are higher than the FMR, developing relationships with local landlords who are willing to accept Section 8 vouchers can be beneficial. This might involve offering incentives or support services to landlords to make accepting vouchers more attractive. #### Bottom Line For Section 8-focused investors, the recommendation for ZIP code 90745 is to **Skip**. The high price-to-FMR ratio and the tight rental market make it challenging to achieve positive cash flow solely through Section 8 vouchers. While there are opportunities in multi-family properties and short-term rentals, these strategies deviate from the core focus of Section 8 investments. Therefore, investors looking to specialize in Section 8 properties should look elsewhere for more favorable conditions.

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.