Location: El Centro, CA | Metro: El Centro, CA MSA
| Unit Size | Monthly FMR |
|---|---|
| Studio | $850 |
| 1 Bedroom | $940 |
| 2 Bedrooms | $1,230 |
| 3 Bedrooms | $1,670 |
| 4 Bedrooms | $2,060 |
| 5 Bedrooms | $2,390 |
| 6 Bedrooms | $2,677 |
| 7 Bedrooms | $2,891 |
| 8 Bedrooms | $3,036 |
U.S. Census Bureau data (2024)
ZIP 92250, located within the El Centro, CA MSA, serves as a cash-flow anchor in a Section 8 portfolio strategy. The Federal Market Rent (FMR) for ZIP 92250 in fiscal year 2024 is set at $1040, which stands significantly above the current market rent of $886. This $154 spread per unit provides a guaranteed income stream for landlords, ensuring that they can cover operational costs and generate a profit even if market conditions fluctuate.
The median home value in ZIP 92250 is $353,797, reflecting a stable but modest property appreciation trend. With a 0.2% price-cut share, it indicates that sellers rarely need to reduce their asking prices, suggesting a relatively balanced market where neither buyers nor sellers have overwhelming leverage. However, the lack of significant appreciation potential makes it less suitable as an appreciation play.
ZIP 92250 also features a 46.6% renter share, meaning nearly half of the households are renters. This high percentage supports the idea that rental properties will find tenants easily, reducing vacancy rates and stabilizing cash flows. The median income of $72,143 suggests that residents can afford the rent, but it does not necessarily indicate strong appreciation potential.
In summary, ZIP 92250 acts as a cash-flow anchor due to its favorable FMR-to-market-rent spread, moderate home values, and a substantial renter population. Landlords and small-portfolio investors should focus on leveraging the guaranteed income from Section 8 rentals rather than expecting rapid property value growth.
Data Sources: FMR data from HUD (2027). 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.