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 | $1,530 |
| 1 Bedroom | $1,600 |
| 2 Bedrooms | $1,990 |
| 3 Bedrooms | $2,630 |
| 4 Bedrooms | $3,170 |
| 5 Bedrooms | $3,677 |
| 6 Bedrooms | $4,118 |
| 7 Bedrooms | $4,447 |
| 8 Bedrooms | $4,669 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,600 | $335,744 | 0.48% | F |
| 2BR | $1,990 | $453,188 | 0.44% | F |
| 3BR | $2,630 | $513,629 | 0.51% | F |
| 4BR | $3,170 | $572,802 | 0.55% | F |
| 5BR | $3,677 | $630,389 | 0.58% | F |
U.S. Census Bureau data (2024)
Beaumont’s 92223 ZIP code sits in the San Gorgonio Pass, functioning primarily as a commuter-oriented bedroom community with a growing suburban footprint. The area has shifted from a sleepy agricultural outpost to a more developed hub, with major medical infrastructure serving as a key local anchor. The Beaumont Hospital of Riverside County San Gorgonio is a significant employer and institution in the region, providing stable jobs and essential medical services that support the local population. This presence, combined with the city’s proximity to the I-10 freeway, makes the neighborhood attractive to families looking for connectivity between the Inland Empire and the Coachella Valley.
Numerically, the gap between HUD Fair Market Rents (FMR) and private market rates presents a challenge for Section 8 investors here. The HUD FY2026 FMR for a 2-bedroom unit is set at $2,080, whereas current market rents (Zillow ZORI) sit significantly higher at $3,032, leaving a gap of $952. With median home values at $537,351 and median 2BR sales at $454,499, acquisition costs are substantial. Properties spend a median of 49 days on market (Redfin), indicating a moderate sales pace. Given these figures, a voucher tenant paying $2,080 would likely not cash-flow positively against a property purchased at the $537,351 median value, as the rent falls well below typical market benchmarks.
Demand drivers rely heavily on the area’s demographic profile and local amenities. The renter share is relatively low at 19.5%, yet the median household income is robust at $102,761. This income level suggests that residents can afford quality housing, but the small percentage of renters implies tighter vacancy availability. For investors, local schools such as Brookside Elementary and Sundance Elementary generally perform well, which helps maintain family appeal. Additionally, the city has invested in public parks and continued retail development along the major corridors, enhancing livability for long-term tenants.
The Section 8 verdict for 92223 leans toward appreciation and stability rather than immediate cash flow. The significant gap between the $2,080 voucher payment and the $3,032 market rent means investors must accept below-market rents if utilizing the program. However, the high median income and major employers like the local hospital suggest a stable economic environment that supports property values over time. This is a play for long-term equity growth in a solid community, not for maximizing monthly rental income.
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.