Location: Vallejo, CA | Metro: Vallejo, 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 | $1,860 |
| 1 Bedroom | $2,050 |
| 2 Bedrooms | $2,560 |
| 3 Bedrooms | $3,340 |
| 4 Bedrooms | $3,810 |
| 5 Bedrooms | $4,420 |
| 6 Bedrooms | $4,950 |
| 7 Bedrooms | $5,346 |
| 8 Bedrooms | $5,613 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,050 | $321,272 | 0.64% | D |
| 2BR | $2,560 | $530,283 | 0.48% | F |
| 3BR | $3,340 | $748,979 | 0.45% | F |
| 4BR | $3,810 | $896,778 | 0.42% | F |
| 5BR | $4,420 | $1,155,268 | 0.38% | F |
U.S. Census Bureau data (2024)
The Fair Market Rent (FMR) for ZIP code 94510, which includes Benicia, California, is set at $2700 for fiscal year 2024. This figure represents the maximum amount that a landlord can charge for rent under the Section 8 program. It's important to note that this is not the actual rent you will receive; it's the benchmark used by the government to determine the highest rent allowable.
To put this into perspective, the Zillow Observed Rent Index (ZORI) for the same area currently stands at $2,478. This means that the FMR is slightly higher than the average market rent, which could be beneficial if your property is well-maintained and located in a desirable part of the city. However, the FMR does not guarantee that you'll receive this exact amount; it depends on the specific circumstances of the tenant's income and the size of the unit.
The demand for affordable housing in this area is significant, with renters spending about 30.5% of their income on rent. This indicates a strong need for affordable housing options, making Section 8 rentals a viable choice for landlords looking to fill vacancies. Additionally, the median home value in the area is around $781,388, which suggests that purchasing a rental property in Benicia might be costly, but the potential for steady, government-backed rental income could make it worthwhile.
Before committing to a Section 8 rental, there is one crucial step to verify: ensure that your property meets all the necessary inspection requirements. The Housing Quality Standards (HQS) inspection is mandatory, and failing to meet these standards can delay the process or even result in rejection. These standards cover a wide range of safety and habitability issues, so it's essential to have your property in good condition to avoid any complications.
In summary, the FMR of $2700 provides a clear ceiling for rent under the Section 8 program, while the local ZORI of $2,478 gives an indication of the typical market rate. With a high renter share of income going towards rent, there is a solid demand for affordable housing, and the median home value shows the investment level required. To proceed, confirm that your property passes the HQS inspection.
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.