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 | $2,050 |
| 1 Bedroom | $2,290 |
| 2 Bedrooms | $2,830 |
| 3 Bedrooms | $3,590 |
| 4 Bedrooms | $4,020 |
| 5 Bedrooms | $4,663 |
| 6 Bedrooms | $5,223 |
| 7 Bedrooms | $5,641 |
| 8 Bedrooms | $5,923 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,290 | $473,206 | 0.48% | F |
| 2BR | $2,830 | $469,584 | 0.6% | D |
| 3BR | $3,590 | $856,373 | 0.42% | F |
| 4BR | $4,020 | $927,869 | 0.43% | F |
| 5BR | $4,663 | $1,044,853 | 0.45% | F |
U.S. Census Bureau data (2024)
Los Angeles 91343, primarily encompassing North Hills and portions of Sepulveda Basin, sits in the central San Fernando Valley. This is a densely populated, largely working-class suburban community characterized by a mix of mid-century single-family homes and multifamily complexes. The area serves as a major logistics and healthcare hub; Providence Holy Cross Medical Center is a dominant local institution and one of the largest employers in the immediate vicinity, providing a stable economic base for rental demand.
Financially, the gap between market rates and government subsidies is a critical metric for investors. The HUD Fair Market Rent (FMR) for a 2-bedroom unit is $2,450, while the current market rent sits higher at $2,883. This creates a shortfall of $433 per month if you strictly adhere to FMR caps, meaning voucher tenants alone may not cover top-market pricing. Real estate here commands a median home value of $890,815, with inventory moving relatively slowly at a median of 56 days on market, suggesting a holding pattern rather than a rapid-flip environment.
Demand fundamentals remain robust due to the area’s high density. With a renter share of 51.8% and a median household income of $81,430, there is a substantial pool of working-class residents who may qualify for or require housing assistance. The neighborhood is served by the Los Angeles Unified School District, including facilities like Sepulveda Middle School, and offers convenient access to major transit corridors such as the 405 freeway, enhancing appeal for tenants commuting to employment centers.
The Section 8 verdict for 91343 leans toward stability and long-term holding rather than immediate aggressive cash flow. Because the 2BR market rent exceeds the FMR by $433, investors relying solely on voucher payments will realize less income than market-rate landlords. However, the high renter population and presence of major employers like Providence Holy Cross suggest consistent occupancy. This is a play for reliable, government-backed income in a high-equity market, provided you accept the rent gap.
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.