Location: Visalia, CA | Metro: Visalia, 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 | $1,010 |
| 1 Bedroom | $1,020 |
| 2 Bedrooms | $1,330 |
| 3 Bedrooms | $1,830 |
| 4 Bedrooms | $2,160 |
| 5 Bedrooms | $2,506 |
| 6 Bedrooms | $2,807 |
| 7 Bedrooms | $3,032 |
| 8 Bedrooms | $3,184 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,330 | $223,438 | 0.6% | F |
| 3BR | $1,830 | $298,237 | 0.61% | D |
| 4BR | $2,160 | $326,392 | 0.66% | D |
U.S. Census Bureau data (2024)
The potential risks for investing in Section 8 properties in ZIP code 93223 in Farmersville, CA, must be carefully evaluated. Tenant turnover is a significant concern, as the market rent stands at $1,109 compared to the Fair Market Rent (FMR) of $1,080 for FY 2024. This discrepancy can lead to higher turnover rates as tenants may seek more affordable options.
Vacancy exposure is another critical factor. The days on market (DOM) data is currently unavailable, which makes it difficult to predict how long a property might remain vacant between tenants. A prolonged vacancy can result in significant financial losses for the landlord.
Deferred maintenance is also a notable risk. With a typical home value of $289,885 and a median income of $60,661, many residents may struggle to keep up with necessary repairs and maintenance. This could lead to higher costs for landlords who must address these issues to maintain their properties' quality and compliance with housing standards.
However, these risks are offset by the high proportion of renters in the area, with 35.8% of the population being renters. High renter density generally indicates strong demand for rental properties, including those that accept Section 8 vouchers. This demand can help ensure a steady stream of qualified tenants willing to use their vouchers in the area.
Verdict: Moderate risk for a first-time Section 8 landlord.
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.