Location: Riverside-San Bernardino-Ontario, CA | Metro: Riverside-San Bernardino-Ontario, CA MSA
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 | $1,800 |
| 1 Bedroom | $1,910 |
| 2 Bedrooms | $2,360 |
| 3 Bedrooms | $3,110 |
| 4 Bedrooms | $3,740 |
| 5 Bedrooms | $4,338 |
| 6 Bedrooms | $4,859 |
| 7 Bedrooms | $5,248 |
| 8 Bedrooms | $5,510 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,910 | $409,634 | 0.47% | F |
| 2BR | $2,360 | $514,614 | 0.46% | F |
| 3BR | $3,110 | $634,163 | 0.49% | F |
| 4BR | $3,740 | $743,425 | 0.5% | F |
| 5BR | $4,338 | $860,275 | 0.5% | F |
U.S. Census Bureau data (2024)
Ontario, ZIP code 91761, is strategically anchored by the Ontario International Airport, a major economic engine driving logistics and aerospace employment in the Inland Empire. This area serves as a vital logistics hub, with warehouses and distribution centers providing a steady base of local jobs that complement the regional transportation network. The neighborhood is characterized by a mix of established single-family residences and newer commercial developments, offering a suburban feel with convenient access to major freeways like the I-10 and I-15, which is a significant draw for working-class commuters.
From a numerical standpoint, the HUD Fair Market Rent (FMR) for a 2-bedroom unit is $2,580, while current market rents (Zillow ZORI) sit slightly higher at $2,594, resulting in a negligible gap of just $14. This parity suggests voucher holders can compete effectively with market-rate tenants without requiring landlords to accept deep discounts. Property values are substantial, with a median home value of $692,905 and a specific median 2BR sales price of $530,101. However, investors should note the elevated median days on market of 80 days, indicating a sales cycle that requires patience.
The tenant pool is bolstered by a solid median household income of $100,578 and a renter share of 30.7%. While the income suggests economic stability, the high cost of ownership likely pushes many families toward renting, sustaining demand. Families are also drawn to the area for access to local amenities, including the popular Ontario Mills shopping center and proximity to reputable schools within the Chaffey Joint Union High School District, which helps maintain long-term occupancy rates.
The Section 8 verdict for 91761 leans toward stability over aggressive cashflow. With the voucher rate virtually matching market rents, investors are not sacrificing income to participate in the program. The strongest investor angle here is the reliability of government-backed payments in a market where high sales prices and a 80-day DOM make flipping risky. Acquiring at the right basis is critical, but once secured, the rental income is supported by robust local infrastructure and a high-earning demographic.
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.