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 | $2,430 |
| 1 Bedroom | $2,670 |
| 2 Bedrooms | $3,270 |
| 3 Bedrooms | $4,190 |
| 4 Bedrooms | $4,950 |
| 5 Bedrooms | $5,742 |
| 6 Bedrooms | $6,431 |
| 7 Bedrooms | $6,945 |
| 8 Bedrooms | $7,292 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,670 | $390,732 | 0.68% | D |
| 2BR | $3,270 | $661,675 | 0.49% | F |
| 3BR | $4,190 | $804,843 | 0.52% | F |
| 4BR | $4,950 | $924,853 | 0.54% | F |
| 5BR | $5,742 | $1,060,683 | 0.54% | F |
U.S. Census Bureau data (2024)
The classification of ZIP 94608 (Emeryville, CA) hinges on analyzing both its yield and stability metrics. For yield, consider the Federal Market Rent (FMR) of $2,800 for the fiscal year 2024, which exceeds the market rent of $2,764. This indicates a slightly higher potential rental income compared to typical market conditions. However, the median home value of $615,386 suggests that capital investments in property acquisition are substantial. Thus, the yield is favorable but requires significant upfront investment.
Moving to stability, Emeryville exhibits strong indicators. The renter population stands at 68.9%, suggesting a consistent demand for rental properties. Additionally, the average days on market (DOM) of 25 days points to quick turnover and efficient leasing processes. The median household income of $120,239 further supports stability by indicating a robust economic base capable of sustaining rental payments.
Given these figures, ZIP 94608 does not align with a high-yield/low-stability flip-style market. Instead, it leans towards being a steady-cashflow zone. The slightly above-market FMR combined with the high renter rate and quick DOM times suggests a reliable stream of rental income. Moreover, the strong median income ensures that tenants have the financial means to meet their obligations consistently. Landlords and small-portfolio investors should expect a solid, stable return on investment rather than speculative high yields.
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.