Location: San Diego-Chula Vista-Carlsbad, 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 | $1,270 |
| 1 Bedroom | $1,350 |
| 2 Bedrooms | $1,670 |
| 3 Bedrooms | $2,200 |
| 4 Bedrooms | $2,680 |
| 5 Bedrooms | $3,109 |
| 6 Bedrooms | $3,482 |
| 7 Bedrooms | $3,761 |
| 8 Bedrooms | $3,949 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $2,200 | $1,246,830 | 0.18% | F |
| 4BR | $2,680 | $1,619,648 | 0.17% | F |
| 5BR | $3,109 | $2,028,113 | 0.15% | F |
U.S. Census Bureau data (2024)
The ZIP code 92590 is characterized by a significant rental population, with 66.9% of residents being renters. This high percentage indicates that it is indeed a renter-heavy area with potential deep voucher demand. The median household income in this ZIP is $85,253, which is notably higher than the Fair Market Rent (FMR) benchmark set at $1,760 for FY 2024. In comparison, the average market rent stands at $2,369.
To understand the financial burden of renting, we can calculate the proportion of income that goes towards rent. At $2,369 per month, the typical rent consumes approximately 27.7% of the median household income. This is calculated by dividing the market rent by the annual income and multiplying by 12, which gives us a monthly rent-to-income ratio. The formula used is: ($2,369 / $85,253) * 12 = 0.277 or 27.7%. This figure suggests that while rent is a substantial expense, it is still manageable for the average household in this area.
The FMR of $1,760 represents the maximum amount that a low-income family receiving housing assistance can pay for rent. Given the higher median income and market rent in ZIP 92590, it's evident that the local rental market exceeds the FMR, indicating a need for Section 8 vouchers to help bridge the gap between what tenants can afford and the actual rent costs.
A landlord in ZIP 92590 should anticipate tenants who are likely to rely on Section 8 vouchers to cover a portion of their rent. These tenants will typically have lower incomes relative to the median but will still be able to secure housing in this area through the voucher program. It is crucial for landlords to familiarize themselves with the requirements and processes associated with accepting Section 8 vouchers, as this will be a common source of rent payment for many tenants in this ZIP code.
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.