Location: Oakland-Fremont, CA | Metro: Oakland-Fremont, 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 | $1,930 |
| 1 Bedroom | $2,150 |
| 2 Bedrooms | $2,630 |
| 3 Bedrooms | $3,360 |
| 4 Bedrooms | $3,980 |
| 5 Bedrooms | $4,617 |
| 6 Bedrooms | $5,171 |
| 7 Bedrooms | $5,585 |
| 8 Bedrooms | $5,864 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,630 | $679,010 | 0.39% | F |
| 3BR | $3,360 | $818,733 | 0.41% | F |
| 4BR | $3,980 | $1,006,780 | 0.4% | F |
| 5BR | $4,617 | $1,051,192 | 0.44% | F |
U.S. Census Bureau data (2024)
26.3% of San Leandro, CA's population rents their homes, indicating a significant demand for rental properties in ZIP 94579. The $2,139 market rent figure, derived from Census ACS data, shows what tenants are currently paying in the area. However, landlords should note that the $2520 Fair Market Rent (FMR) for zip code 94579 in fiscal year 2024 is slightly higher, suggesting an opportunity to adjust rents accordingly without alienating tenants. The median home value stands at $861,780, reflecting the overall housing market's strength and the potential for capital appreciation in residential investments.
$99,040 is the median income in the area, which is crucial for understanding the financial capacity of potential residents. While the specific data on days on market (DOM) and the percentage of price-cut shares are not available, these figures would typically provide insight into the speed of property sales and the competitiveness of pricing. For landlords and small-portfolio investors, focusing on the gap between the market rent and the FMR can be a strategic approach to maximize returns while remaining competitive.
The $2520 FMR for San Leandro, CA is a key benchmark for Section 8 landlords, ensuring they receive payments that cover the fair market value of their units. This figure, combined with the $2,139 market rent, indicates that landlords participating in the Section 8 program can expect to be fairly compensated, even if it is slightly below the local market rates. Given the 26.3% renter share, there is a substantial pool of potential tenants who could benefit from this program, making it a viable option for landlords looking to fill vacancies or maintain occupancy rates.
In summary, the $2520 FMR for fiscal year 2024, coupled with the $2,139 market rent, presents a balanced scenario for landlords considering the Section 8 program in San Leandro, CA. With a median home value of $861,780 and a median income of $99,040, the real estate market offers solid fundamentals for investment. Participation in Section 8 can be a reliable source of income, particularly in a market where rental demand is strong. Verdict: Section 8 is a viable option for landlords in San Leandro, CA.
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.