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 | $1,890 |
| 1 Bedroom | $2,110 |
| 2 Bedrooms | $2,600 |
| 3 Bedrooms | $3,300 |
| 4 Bedrooms | $3,690 |
| 5 Bedrooms | $4,280 |
| 6 Bedrooms | $4,794 |
| 7 Bedrooms | $5,178 |
| 8 Bedrooms | $5,437 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,110 | $554,336 | 0.38% | F |
| 2BR | $2,600 | $683,346 | 0.38% | F |
| 3BR | $3,300 | $776,173 | 0.43% | F |
| 4BR | $3,690 | $873,143 | 0.42% | F |
| 5BR | $4,280 | $1,012,633 | 0.42% | F |
U.S. Census Bureau data (2024)
The ZIP code 91731, located in El Monte, CA, stands out within Los Angeles County due to its unique demographic and economic characteristics. With a population of 27,620 residents, 60.4% of whom rent their homes, it reflects a strong rental market. The median income here is $62,215, indicating a middle-class community, while the median home value is significantly high at $777,237, suggesting that homeownership is less common but valued highly when it occurs.
Moving into the specifics of voucher economics, the Fair Market Rent (FMR) for ZIP 91731 as of the fiscal year 2024 is set at $2,090. This figure is notably lower than the market rate, which is measured by the Zillow Observed Rental Index (ZORI) at $2,468. This discrepancy means that landlords can expect a subsidy of up to $378 per unit if they participate in the Section 8 program, making it a viable option for those willing to accept federal housing assistance vouchers.
The data signature for ZIP 91731 reads as stable. The high percentage of renters alongside a substantial median home value suggests a consistent demand for rental properties, particularly those that can be covered by Section 8 vouchers. Landlords should consider the benefits of participating in the program, including a guaranteed tenant and regular rental payments, even if the rent is slightly below the market rate. For small-portfolio investors, this ZIP code presents an opportunity to stabilize cash flows and tap into a reliable source of tenants through the Section 8 program.
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.