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 | $2,050 |
| 1 Bedroom | $2,290 |
| 2 Bedrooms | $2,820 |
| 3 Bedrooms | $3,580 |
| 4 Bedrooms | $4,000 |
| 5 Bedrooms | $4,640 |
| 6 Bedrooms | $5,197 |
| 7 Bedrooms | $5,613 |
| 8 Bedrooms | $5,894 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,820 | $673,181 | 0.42% | F |
| 3BR | $3,580 | $742,523 | 0.48% | F |
| 4BR | $4,000 | $774,025 | 0.52% | F |
| 5BR | $4,640 | $885,647 | 0.52% | F |
U.S. Census Bureau data (2024)
The analysis of ZIP code 91746, located in La Puente, California, within the Los Angeles-Long Beach-Glendale HUD Metro FMR Area, reveals several key points for potential landlords and small-portfolio investors.
First, the rent math does not favor landlords. The Fair Market Rent (FMR) set at $2360 for FY 2024 contrasts sharply with the actual market rent of $1880 according to the Census ACS. This discrepancy means that landlords might struggle to charge the higher FMR rate, leading to reduced profitability.
Second, acquiring properties in this area is challenging due to the high median home value of $763,973. With no data available on days on market (DOM) or the percentage of homes requiring price cuts, it's difficult to assess how quickly homes sell or if they require significant discounts. However, the high median home value suggests that property acquisition costs are substantial, which could be prohibitive for some investors looking for affordable entry points.
Third, there is a notable tenant demand. With a population of 28,387 and 26.1% of residents being renters, the area supports a decent pool of potential tenants. This demographic indicates a steady demand for rental housing, which can be beneficial for maintaining occupancy rates.
In conclusion, while ZIP 91746 offers a stable tenant base with a significant portion of the population renting, the high median home values make acquisitions costly. Additionally, the disparity between the FMR and market rent suggests that landlords may need to adjust their expectations regarding rental income. Despite these challenges, the presence of a consistent tenant demand provides a solid foundation for those willing to navigate the higher initial investment and lower-than-FMR rental rates.
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.