Location: Oxnard-Thousand Oaks-Ventura, 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 | $2,510 |
| 1 Bedroom | $2,800 |
| 2 Bedrooms | $3,380 |
| 3 Bedrooms | $4,430 |
| 4 Bedrooms | $5,080 |
| 5 Bedrooms | $5,893 |
| 6 Bedrooms | $6,600 |
| 7 Bedrooms | $7,128 |
| 8 Bedrooms | $7,484 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $3,380 | $758,788 | 0.45% | F |
| 3BR | $4,430 | $1,251,248 | 0.35% | F |
| 4BR | $5,080 | $1,714,834 | 0.3% | F |
| 5BR | $5,893 | $2,441,428 | 0.24% | F |
U.S. Census Bureau data (2024)
The analysis of ZIP 91361, located in Westlake Village, CA, reveals a unique blend of yield and stability that positions it as a moderate opportunity for landlords and small-portfolio investors.
On the yield axis, the Fair Market Rent (FMR) for ZIP 91361 is set at $3,290 for fiscal year 2024. This figure is notably lower than the market rent of $3,589 but significantly higher than the average home value of $1,561,058. The gap between FMR and market rent suggests a potential upside for investors who can secure properties at or below the FMR threshold, allowing them to capture additional rental income by charging closer to the market rate.
Moving to the stability axis, the ZIP code has a relatively low percentage of renters at 30.3%. This indicates a higher proportion of homeowners, which could affect the demand for rental properties. Additionally, the Days on Market (DOM) is 24 days, suggesting a fairly quick turnover for rentals, which is positive for cash flow. However, the median household income of $144,900 provides a strong economic foundation, making it less likely that tenants will default on rent payments.
Given these figures, ZIP 91361 does not fit neatly into either a high-yield/low-stability flip-style market or a steady-cashflow zone. Instead, it represents a middle ground. The potential for slightly higher-than-FMR rents without the risk associated with very low-income areas makes it an attractive option for those seeking a balance between yield and stability. The quick DOM and solid median income support a stable tenant base, while the discrepancy between FMR and market rent offers room for profit. For investors, this means a moderate-risk investment with reasonable returns, especially when compared to the high home values in the 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.