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 | $1,920 |
| 1 Bedroom | $2,140 |
| 2 Bedrooms | $2,640 |
| 3 Bedrooms | $3,350 |
| 4 Bedrooms | $3,750 |
| 5 Bedrooms | $4,350 |
| 6 Bedrooms | $4,872 |
| 7 Bedrooms | $5,262 |
| 8 Bedrooms | $5,525 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,140 | $504,470 | 0.42% | F |
| 2BR | $2,640 | $618,126 | 0.43% | F |
| 3BR | $3,350 | $716,159 | 0.47% | F |
| 4BR | $3,750 | $795,209 | 0.47% | F |
| 5BR | $4,350 | $884,842 | 0.49% | F |
U.S. Census Bureau data (2024)
Baldwin Park 91706 is an established San Gabriel Valley suburb characterized by a dense, transit-oriented layout with a heavy reliance on the Metrolink station and the I-10 freeway corridor. The city offers a mix of mid-century single-family homes and multifamily properties, anchored by the substantial Kaiser Permanente Baldwin Park Medical Center, which serves as a major local employer and stabilizes the area’s economic base. The neighborhood is known for its walkability in the central areas and a strong municipal focus on maintaining public parks and community amenities.
From an investment standpoint, the numbers reveal a challenging gap between HUD subsidies and private market rates. The HUD Fair Market Rent (FMR) for a 2-bedroom unit in FY2026 is set at $2,270, whereas current market rents (Zillow ZORI) reach approximately $2,918. This creates a substantial deficit of $648 per month, meaning voucher tenants alone cannot support top-of-market pricing. Value metrics are similarly elevated, with a median home value of $723,263 and a median 2BR sale price of $625,474. However, inventory moves relatively quickly for this price point, with a median days on market of just 32 days.
The tenant pool is robust, driven by a renter share of 42.0% and a median household income of $81,122. This income level suggests that many working families fall just above the threshold for housing assistance but still require affordable options, creating steady demand for units priced below the ZORI peak. Local access to the Metro Gold Line and major arterials makes the location attractive for commuters, though families should vet individual school ratings carefully as performance varies across the district.
The Section 8 verdict here leans toward stability rather than maximum cash flow. The $648 gap between the 2BR FMR ($2,270) and market rent ($2,918) indicates that investors must either accept lower yields from vouchers or target the non-subsidized, income-restricted segment of the 42% renter population. The strongest angle is the stability of government payments combined with a quick turnover rate (32 DOM), making this a solid hold for long-term appreciation rather than immediate, high-yield income.
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.