Location: Madera County, CA | Metro: Madera County, 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 | $1,660 |
| 1 Bedroom | $1,670 |
| 2 Bedrooms | $1,920 |
| 3 Bedrooms | $2,660 |
| 4 Bedrooms | $3,210 |
| 5 Bedrooms | $3,724 |
| 6 Bedrooms | $4,171 |
| 7 Bedrooms | $4,505 |
| 8 Bedrooms | $4,730 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,920 | $432,093 | 0.44% | F |
| 3BR | $2,660 | $485,408 | 0.55% | F |
| 4BR | $3,210 | $585,018 | 0.55% | F |
| 5BR | $3,724 | $611,736 | 0.61% | D |
U.S. Census Bureau data (2024)
ZIP 93636, located in Madera, CA, serves as an ideal cash-flow anchor within a Section 8 portfolio strategy. The Fair Market Rent (FMR) for ZIP 93636 in fiscal year 2024 is set at $1820, significantly lower than the market rent of $2,622. This spread ensures that landlords can maintain a steady and reliable income stream, even when relying on Section 8 vouchers.
The median home value in the area is $521,085, which indicates a stable housing market. However, the primary appeal of ZIP 93636 as a cash-flow anchor lies in its low FMR compared to the market rent. Landlords who participate in the Section 8 program here can expect to receive a fixed rental amount that is less volatile than market rates, providing a solid foundation for their investment portfolio.
Furthermore, the 0.3% price-cut share and 45-day Days on Market (DOM) suggest that the property values in this area do not fluctuate drastically, and properties sell relatively quickly. This combination minimizes the risk of prolonged vacancies and reduces the need for significant price adjustments, thus maintaining consistent cash flow.
While the 8.2% renter share and median income of $133,274 might seem to indicate potential for appreciation, given the current economic conditions and the specific metrics provided, ZIP 93636 is best positioned as a cash-flow anchor rather than an appreciation play. The relatively high median income supports the idea that tenants will be able to afford the voucher requirements, reducing the risk of non-payment and ensuring a stable tenant base.
In conclusion, ZIP 93636 offers a compelling opportunity for landlords and small-portfolio investors looking to secure a dependable source of income through the Section 8 program. Its low FMR relative to market rents and stable property values make it an excellent choice for anchoring a portfolio's cash flow.
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.