Section 8 Fair Market Rent (FMR) for ZIP 91745 - 2027

Investment Score for ZIP 91745

Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)

FY 2027 Fair Market Rent Rates

Unit Size	Monthly FMR
Studio	$2,490
1 Bedroom	$2,780
2 Bedrooms	$3,430
3 Bedrooms	$4,350
4 Bedrooms	$4,870
5 Bedrooms	$5,649
6 Bedrooms	$6,327
7 Bedrooms	$6,833
8 Bedrooms	$7,175

Investment Analysis by Bedroom Size

Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)

Bedrooms	Monthly FMR	Median Price	1% Rule	Grade
1BR	$2,780	$369,451	0.75%	D
2BR	$3,430	$542,587	0.63%	D
3BR	$4,350	$832,002	0.52%	F
4BR	$4,870	$1,072,126	0.45%	F
5BR	$5,649	$1,234,158	0.46%	F

Demographics & Housing Statistics

U.S. Census Bureau data (2024)

### Market Analysis for ZIP Code 91745 (Hacienda Heights, CA) #### Section 8 Voucher Dynamics In Hacienda Heights, the Fair Market Rent (FMR) for a two-bedroom unit is set at $2640 per month for 2026. This amount represents approximately 29.0% of the median household income of $109,183. However, the actual rental market is significantly higher. The Zillow median price for a two-bedroom home in this area is $544,507, which translates to a monthly rent of around $2,622 based on typical mortgage rates and property tax considerations. This implies that the actual rental rate is slightly above the FMR, creating a challenging environment for Section 8 voucher holders who must find properties within the FMR limits. Given that the Zillow median price is nearly 17.2 times the FMR, it suggests that the rental market is highly competitive and that finding affordable housing within the voucher limit is difficult. #### Affordability & Renter Profile The population of Hacienda Heights is 54,351, with 24.5% of residents being renters. The occupancy rate stands at 95.6%, indicating a tight rental market where most available units are already occupied. With a median household income of $109,183, the majority of residents can afford higher rents, making it less likely for landlords to accept Section 8 vouchers unless they are willing to rent below market rates. The high occupancy rate also suggests that there is little room for new rental units to enter the market, further tightening the supply and increasing competition among renters. #### Investor Angle From an investor perspective, the ZIP code 91745 offers a mixed picture. While the Zillow median price for a two-bedroom unit is $544,507, the FMR of $2640 provides a baseline for rental income. To determine if this is cash-flow positive, we need to consider the typical mortgage payment, property taxes, maintenance costs, and other expenses. Assuming a 30-year fixed-rate mortgage at 4.5%, the monthly mortgage payment would be approximately $2,622, which is very close to the FMR. Property taxes and insurance would add additional costs, potentially making the net cash flow negative for investors relying solely on FMR-based rents. Given the high price-to-FMR ratio of 17.2x, the investment grade for this ZIP code is relatively low for Section 8-focused investors. The market is not aligned with the FMR, and landlords may face difficulties attracting tenants willing to pay only the FMR when market rates are much higher. #### Specific Actionable Insights 1. **Target Lower-Rent Units**: Investors should focus on one-bedroom or studio units where the FMR is lower ($2120 and $1890 respectively). These units are more likely to be rented out by voucher holders since the gap between FMR and market rates is smaller compared to larger units. 2. **Consider Mixed-Income Properties**: Develop properties that cater to both market-rate tenants and Section 8 voucher holders. By having a mix of units priced at different levels, investors can balance their portfolio and ensure steady cash flow while still participating in the Section 8 program. 3. **Engage with Local Housing Authorities**: Establish relationships with local housing authorities to understand the demand for Section 8 vouchers and any potential subsidies or incentives that might make renting at FMR more viable. #### Bottom Line Based on the provided data, the recommendation for Section 8-focused investors in ZIP code 91745 is to **Skip** this market. The high price-to-FMR ratio and the tight rental market make it challenging to achieve positive cash flow using only Section 8 rents. Investors looking to participate in this program would be better served by exploring areas with a more favorable alignment between market rents and FMRs.

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.