Location: Riverside-San Bernardino-Ontario, CA | Metro: El Centro, 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 |
|---|---|---|---|---|
| 2BR | $1,990 | $143,471 | 1.39% | A |
| 3BR | $2,630 | $216,760 | 1.21% | A |
| 4BR | $3,170 | $262,683 | 1.21% | A |
U.S. Census Bureau data (2024)
To integrate ZIP 92225, located in Blythe, CA, into a Section 8 portfolio strategy, one must consider its unique characteristics and how they align with investment goals. Blythe, part of the Riverside-San Bernardino-Ontario MSA, stands out as an ideal cash-flow anchor due to the significant spread between the Fair Market Rent (FMR) and the actual market rents.
The FMR for ZIP 92225 in fiscal year 2024 is set at $1,580. In contrast, the current market rent for the area is $952. This discrepancy means that properties in this ZIP code can be leased under Section 8 contracts at a higher rate than what the market would typically bear, thereby ensuring a steady and reliable cash flow for landlords and small-portfolio investors. The median home value in Blythe is $221,375, which further supports the idea that it can serve as a cash-flow anchor, given the relatively low property values compared to the rental income potential.
Beyond being a cash-flow anchor, ZIP 92225 also presents itself as a diversification opportunity within a broader investment portfolio. With a renter share of 42.2%, there is a notable segment of the population who prefer renting over owning, making it a suitable location for rental properties. Additionally, the median household income in the area is $55,725, indicating that while not high, it is sufficient to support a stable tenant base that can afford the FMR rates stipulated by Section 8.
While the area has a low price-cut share of 0.2%, suggesting that property prices do not frequently drop, and a day DOM (days on market) that is not applicable, implying a quick turnover for listings, these factors alone do not make it an optimal appreciation play. Instead, the primary focus should be on leveraging the strong cash-flow potential that Blythe offers.
In summary, ZIP 92225 is best suited as a cash-flow anchor within a Section 8 portfolio strategy. The substantial difference between the FMR and the market rent ensures that investors can generate consistent income from their properties, making it a valuable addition to any diversified real estate portfolio.
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.