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 | $1,970 |
| 1 Bedroom | $2,200 |
| 2 Bedrooms | $2,720 |
| 3 Bedrooms | $3,450 |
| 4 Bedrooms | $3,860 |
| 5 Bedrooms | $4,478 |
| 6 Bedrooms | $5,015 |
| 7 Bedrooms | $5,416 |
| 8 Bedrooms | $5,687 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,200 | $566,416 | 0.39% | F |
| 2BR | $2,720 | $656,009 | 0.41% | F |
| 3BR | $3,450 | $755,562 | 0.46% | F |
| 4BR | $3,860 | $798,753 | 0.48% | F |
| 5BR | $4,478 | $883,908 | 0.51% | F |
U.S. Census Bureau data (2024)
The real estate landscape in ZIP 91340 (San Fernando, CA) reveals a robust market with strong pricing power for the near future. The median home value stands at $738,854, indicating a relatively high-value area where homeownership is accessible but competitive. Only 0.2% of listings have been reduced, a figure that underscores the sellers' confidence in maintaining their asking prices. This suggests a market where demand is steady and possibly outstripping supply, which is a positive sign for pricing power.
The median Days on Market (DOM) being listed as N/A can be interpreted as a reflection of quick sales or a very tight market where homes sell rapidly, often before reaching a typical DOM period. Rapid sales indicate a highly desirable location and strong buyer interest, further reinforcing the idea of a seller's market.
On the rental side, the Forward Monthly Rent (FMR) for ZIP 91340 in fiscal year 2024 is projected to be $2,330, while the current market rent, measured by Zillow Observed Rent Index (ZORI), stands at $2,811. This discrepancy highlights a potential opportunity for landlords and small-portfolio investors. The gap between FMR and ZORI suggests that rental rates could stabilize or even see slight adjustments downward, aligning more closely with the FMR. However, given the high median home values and the minimal reduction in listing prices, it is unlikely that rental rates will drop significantly, ensuring a stable income for property owners.
For long-term investors, the setup in ZIP 91340 implies a realistic appreciation thesis. The high median home value coupled with the strong seller's market conditions indicates that properties are likely to retain their value and potentially appreciate over the next 12-24 months. This stability and growth potential make San Fernando an attractive location for those looking to hold onto their investments for the long term. However, it is important to note that appreciation is contingent upon broader economic factors and local market dynamics continuing to support current trends.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.