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 | $2,610 |
| 1 Bedroom | $2,860 |
| 2 Bedrooms | $3,510 |
| 3 Bedrooms | $4,500 |
| 4 Bedrooms | $5,320 |
| 5 Bedrooms | $6,171 |
| 6 Bedrooms | $6,912 |
| 7 Bedrooms | $7,465 |
| 8 Bedrooms | $7,838 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $4,500 | $1,439,532 | 0.31% | F |
U.S. Census Bureau data (2024)
The ZIP code 94586 is primarily a homeowner-dominated area rather than a renter-heavy zone. With only 16.9% of the population renting, the demand for Section 8 vouchers is relatively low compared to areas with higher rental populations. The median household income in this ZIP stands at a substantial $204,931, indicating a generally affluent community.
In terms of affordability, the typical market rent of $3,501 consumes about 17.1% of the median household income. This percentage suggests that while rent is a significant portion of income, it remains manageable for most residents given their high earning potential. In comparison, the Fair Market Rent (FMR) set at $2,250 for FY 2024 is notably lower than the actual market rent, reflecting the higher cost of living in this area.
A landlord in ZIP 94586 should anticipate tenants who are likely to be financially stable and capable of paying market rates without reliance on government subsidies. The limited number of renters and the scarcity of vouchers mean that those seeking housing through Section 8 will be a smaller segment of the overall tenant pool. Landlords might find it advantageous to focus on attracting tenants who can afford the full market rent, leveraging the ZIP's high median income to secure quality tenants.
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.