Location: Riverside-San Bernardino-Ontario, 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 | $1,830 |
| 1 Bedroom | $1,950 |
| 2 Bedrooms | $2,400 |
| 3 Bedrooms | $3,160 |
| 4 Bedrooms | $3,810 |
| 5 Bedrooms | $4,420 |
| 6 Bedrooms | $4,950 |
| 7 Bedrooms | $5,346 |
| 8 Bedrooms | $5,613 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,950 | $378,679 | 0.51% | F |
| 2BR | $2,400 | $486,985 | 0.49% | F |
| 3BR | $3,160 | $711,471 | 0.44% | F |
| 4BR | $3,810 | $815,407 | 0.47% | F |
| 5BR | $4,420 | $995,105 | 0.44% | F |
U.S. Census Bureau data (2024)
Chino 91710 is a well-established suburban community in San Bernardino County that balances residential quiet with strong logistical infrastructure. The area is characterized by single-family tracts and sprawling commercial developments, making it a hub for families and professionals. A major presence anchoring the local economy is the California Institution for Men, a significant state employer that contributes to the area’s stable, government-adjacent job base.
From an investment standpoint, the numbers reveal a challenging spread for voucher acceptance. The FY2026 HUD Fair Market Rent for a 2-bedroom unit is set at $2,590, yet current market rents (Zillow ZORI) have climbed to $2,964. This creates a gap of $374 per month where a Section 8 tenant would fall short of prevailing market rates. The entry barrier is notable as well, with a median home value of $769,428 and properties moving relatively quickly at a median of 48 days on market.
Despite the rent gap, the underlying tenant pool is robust. The median household income stands at $103,085, well above the national average, suggesting a population that can support higher-quality housing standards even within the 31.3% renter share. While public transit options are limited, the city’s appeal is bolstered by access to major freeways and highly rated schools within the Chino Valley Unified School District, which drives consistent demand from families looking for long-term stability.
The Section 8 verdict here leans heavily toward stability rather than immediate cashflow. Because the HUD payment of $2,590 lags behind the $2,964 market rate by nearly $400, investors should not view this as a high-yield play for maximizing monthly gross rent. However, the high median income and premium property values indicate that converting to Section 8 could provide reliable, government-backed occupancy in a competitive market, reducing vacancy risk even if the top-line revenue is capped.
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.