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 | $1,750 |
| 1 Bedroom | $1,860 |
| 2 Bedrooms | $2,300 |
| 3 Bedrooms | $3,030 |
| 4 Bedrooms | $3,650 |
| 5 Bedrooms | $4,234 |
| 6 Bedrooms | $4,742 |
| 7 Bedrooms | $5,121 |
| 8 Bedrooms | $5,377 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,860 | $345,999 | 0.54% | F |
| 2BR | $2,300 | $477,686 | 0.48% | F |
| 3BR | $3,030 | $663,816 | 0.46% | F |
| 4BR | $3,650 | $760,093 | 0.48% | F |
| 5BR | $4,234 | $891,311 | 0.48% | F |
U.S. Census Bureau data (2024)
Ontario 91762 serves as a vital logistics hub within the Inland Empire, characterized by a robust industrial footprint and convenient freeway access. The neighborhood is dominated by the massive Ontario International Airport and surrounding warehousing districts, providing a steady employment base for local residents. This working-class environment is largely suburban, featuring a mix of mid-century single-family homes and multifamily complexes that appeal to families and long-term commuters looking for relative affordability compared to coastal markets. A key institution grounding this area is the Ontario Mills mall, a major retail destination that drives significant local foot traffic and service-sector jobs.
From a financial perspective, the data reveals a tight spread between government subsidies and the open market. The HUD Fair Market Rent (FMR) for a 2-bedroom unit is $2,450, while the current market rent (Zillow ZORI) sits at $2,490, resulting in a negligible gap of just $40. Investors must weigh this against a median home value of $684,536 and a median 2BR sale price of $488,661. With properties lingering a median of 66 days on market, the area suggests a cautious pace. Voucher tenants essentially match market rates here, meaning Section 8 offers competitive pricing but no immediate premium over standard leasing.
The tenant pool is substantial, with 41.9% of households renting and a median household income of $83,850. This income level is generally sufficient to support local rents, but the high renter share indicates a constant demand for housing units. Families are often drawn to the area for its access to major retail hubs and the logistical convenience for commuters. While the cost of living is rising, the sheer volume of renters ensures that vacancies can be filled relatively quickly, provided the units are well-maintained and priced correctly according to the FMR ladder.
The strongest investor angle in 91762 is stability rather than aggressive cash-flow. Because the $2,450 FMR nearly mirrors the $2,490 market rent, landlords gain the security of government-backed payments without sacrificing significant income potential. The appreciation play, supported by a median home value of $684,536, combined with the high renter density, creates a solid hold strategy. Investors should focus on acquiring properties at or below the $488,661 median 2BR price point to ensure long-term equity growth while utilizing Section 8 to minimize vacancy risk.
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.