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 | $241,757 | 0.66% | D |
| 2BR | $1,990 | $419,566 | 0.47% | F |
| 3BR | $2,630 | $501,534 | 0.52% | F |
| 4BR | $3,170 | $620,605 | 0.51% | F |
| 5BR | $3,677 | $664,364 | 0.55% | F |
U.S. Census Bureau data (2024)
The economics of Section 8 in ZIP 92359, Mentone, CA, within San Bernardino County, are straightforward. The SAFMR (Small Area Fair Market Rent) for a two-bedroom apartment in this specific ZIP code is set at $1580 for the fiscal year 2024. In contrast, the local market rent, as measured by ZORI (Zillow Observed Rent Index), is $2,700. This discrepancy highlights the financial landscape landlords face when considering Section 8 tenants.
A Section 8 voucher covers the difference between the SAFMR and the tenant's portion, which is typically 30% of their income. For ZIP 92359, if a landlord sets the rent at $1580, the voucher will cover the entire amount, provided the tenant's income is sufficient to meet the 30% requirement. However, if the landlord charges more than $1580, the voucher will only pay up to that limit, and the tenant must make up the difference out of pocket. For example, if a landlord charges $2,700, the tenant would need to pay $1120 per month on top of the $1580 covered by the voucher.
Utility allowances are also part of the calculation but are generally low and do not significantly impact the overall payment. These allowances vary but are usually less than $100 per month. Thus, they provide minimal relief for landlords in terms of covering additional costs.
The typical reimbursement gap for a two-bedroom apartment in ZIP 92359 is $1120 per month ($2,700 - $1580). This means landlords who charge market rates will receive $1580 from the voucher program and must rely on the tenant to cover the remaining $1120. Landlords should be prepared for this financial reality and ensure that their tenants can afford the additional monthly cost.
In summary, while Section 8 can provide a steady stream of rental income, it is capped at $1580 for a two-bedroom unit in ZIP 92359. Landlords charging market rates of $2,700 will experience a significant shortfall of $1120 per month, unless the tenant can consistently cover the extra expense.
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.