Location: San Benito County, CA | Metro: Fresno, CA HUD Metro FMR Area
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 | $1,990 |
| 1 Bedroom | $2,020 |
| 2 Bedrooms | $2,620 |
| 3 Bedrooms | $3,550 |
| 4 Bedrooms | $3,780 |
| 5 Bedrooms | $4,385 |
| 6 Bedrooms | $4,911 |
| 7 Bedrooms | $5,304 |
| 8 Bedrooms | $5,569 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,620 | $208,216 | 1.26% | A |
| 3BR | $3,550 | $292,464 | 1.21% | A |
| 4BR | $3,780 | $369,612 | 1.02% | B |
| 5BR | $4,385 | $455,212 | 0.96% | C |
U.S. Census Bureau data (2024)
The real estate landscape in Coalinga, CA (ZIP 93210), reveals a nuanced picture that landlords and small-portfolio investors should consider. With a median home value of $293,579, the market indicates a stable but modest housing price point. The fact that only 0.2% of listings have been reduced suggests that sellers are maintaining their asking prices, which can be interpreted as a sign of resilience in the local real estate market.
The median days on market (DOM) being listed as N/A could imply swift transactions or a lack of comprehensive data, but when combined with the low percentage of reduced listings, it signals that homes are likely selling close to their initial asking prices. This combination supports a scenario where landlords and investors retain significant pricing power over the next 12-24 months, as there appears to be little pressure to lower rental rates or property values.
On the rental side, the Federal Market Rent (FMR) for ZIP 93210 in fiscal year 2024 is set at $2,410. In contrast, the market rent, measured by the Zillow Observed Rent Index (ZORI), stands at $1,123. This substantial gap between the FMR and the actual market rent suggests that landlords can potentially increase rents without losing tenants, given that the FMR often reflects a higher benchmark set by governmental agencies. However, this also implies a risk of rent control measures if the disparity becomes too pronounced, as local authorities might intervene to ensure affordability.
For long-term investors, the appreciation thesis in Coalinga is limited. The stability in home values and the slight indication of seller confidence do not suggest rapid growth in property values. Instead, the primary opportunity lies in the rental income potential, especially if the market rent continues to rise towards the FMR. This scenario provides a steady, albeit conservative, return on investment, making Coalinga a suitable location for those seeking a reliable cash flow rather than speculative gains.
The setup indicated by the data points towards a market where landlords and investors can maintain current prices and gradually increase rents, capitalizing on the gap between FMR and market rent. However, the lack of significant appreciation potential means that the focus should remain on rental yields and operational efficiencies to enhance overall profitability.
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.