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 | $2,020 |
| 1 Bedroom | $2,250 |
| 2 Bedrooms | $2,780 |
| 3 Bedrooms | $3,530 |
| 4 Bedrooms | $3,950 |
| 5 Bedrooms | $4,582 |
| 6 Bedrooms | $5,132 |
| 7 Bedrooms | $5,543 |
| 8 Bedrooms | $5,820 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,250 | $704,313 | 0.32% | F |
| 2BR | $2,780 | $844,456 | 0.33% | F |
| 3BR | $3,530 | $963,291 | 0.37% | F |
| 4BR | $3,950 | $1,150,052 | 0.34% | F |
| 5BR | $4,582 | $1,425,134 | 0.32% | F |
U.S. Census Bureau data (2024)
ZIP code 91776, located in San Gabriel, CA, is characterized by a significant rental population, with 57.2% of residents being renters. This indicates a strong potential for Section 8 tenants in the area. The median household income is $82,155, which is notably higher than the typical market rent of $2,739 per month. To put this into perspective, the average rent consumes approximately 13.5% of the median household income. This ratio suggests that while the cost of living is high, it remains manageable for most residents.
The Fair Market Rent (FMR) for ZIP 91776 is set at $2,380 for fiscal year 2024, which is lower than the current market rent. This discrepancy means that landlords who accept Section 8 vouchers will likely need to adjust their rents to match the FMR, potentially reducing their revenue compared to market rates. However, the high percentage of renters in the area implies a robust demand for rental housing, including those supported by vouchers.
In this ZIP code, landlords can expect tenants who are financially responsible and capable of meeting their rental obligations, given the relatively low proportion of income dedicated to rent. The combination of a large rental population and a median income that comfortably exceeds the market rent indicates a stable tenant pool. Landlords should prepare for a mix of tenants, including those who rely on Section 8 vouchers to afford housing in an otherwise expensive market. These tenants will typically be families or individuals with limited financial resources but who still seek quality housing options in a desirable neighborhood.
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.