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 | $1,550 |
| 1 Bedroom | $1,650 |
| 2 Bedrooms | $2,030 |
| 3 Bedrooms | $2,670 |
| 4 Bedrooms | $3,220 |
| 5 Bedrooms | $3,735 |
| 6 Bedrooms | $4,183 |
| 7 Bedrooms | $4,518 |
| 8 Bedrooms | $4,744 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,650 | $459,045 | 0.36% | F |
| 2BR | $2,030 | $491,954 | 0.41% | F |
| 3BR | $2,670 | $609,220 | 0.44% | F |
| 4BR | $3,220 | $694,329 | 0.46% | F |
| 5BR | $3,735 | $804,322 | 0.46% | F |
U.S. Census Bureau data (2024)
Jurupa Valley 92509 is a largely suburban community characterized by a mix of residential developments and open spaces, often viewed as a more affordable alternative to the core of Riverside County. The local economy is underpinned by logistics and manufacturing, with major employers such as the March Air Reserve Base and the surrounding logistics parks providing steady jobs. The area retains a semi-rural feel while offering convenient access to the I-15 freeway, making it a practical location for commuters working in the Inland Empire’s broader industrial corridor.
From a financial perspective, the numbers reveal a distinct spread between subsidized and market rates. The FY2026 HUD Fair Market Rent for a 2-bedroom unit is $2,200, while the current Zillow market rent sits at $2,504, creating a gap of $304 that landlords must absorb if accepting vouchers at the FMR cap. The median home value is $636,878, with properties moving relatively quickly at a median of 43 days on market. For investors, the median 2BR sale price stands at $486,895.
The tenant pool here is defined by a 28.7% renter share and a solid median household income of $95,355. This income level suggests a population that can generally afford market rents, yet the specific demand for Section 8 units remains stable due to the area's family-oriented character and access to amenities. Proximity to highly rated schools within the Jurupa Unified School District and local parks adds to the neighborhood's appeal for long-term renters seeking stability.
The Section 8 verdict for 92509 leans toward stability over maximum immediate cash flow. While the $304 gap between market rent and the 2-bedroom FMR is notable, the high median income and quick 43-day turnover indicate a robust environment where voucher holders can be reliable, and the market supports property appreciation. Investors seeking a balance of reasonable entry pricing and steady demand will find this ZIP code aligns well with a buy-and-hold strategy.
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.