Location: Stockton-Lodi, CA | Metro: Modesto, 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 | $1,250 |
| 1 Bedroom | $1,350 |
| 2 Bedrooms | $1,770 |
| 3 Bedrooms | $2,370 |
| 4 Bedrooms | $2,780 |
| 5 Bedrooms | $3,225 |
| 6 Bedrooms | $3,612 |
| 7 Bedrooms | $3,901 |
| 8 Bedrooms | $4,096 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,350 | $357,505 | 0.38% | F |
| 2BR | $1,770 | $406,361 | 0.44% | F |
| 3BR | $2,370 | $513,578 | 0.46% | F |
| 4BR | $2,780 | $635,527 | 0.44% | F |
| 5BR | $3,225 | $688,647 | 0.47% | F |
U.S. Census Bureau data (2024)
The ZIP code 95361, located in Oakdale, CA, is home to a population of 34,810 individuals, with 31.7% of residents being renters. This indicates that the area has a significant tenant pool, suggesting potential demand for rental properties, including those that accept Section 8 vouchers. The median household income in this region stands at $92,963, which provides a baseline for understanding the economic landscape.
Average market rent in ZIP 95361 is $2,008, representing approximately 21.5% of the median household income. This figure highlights that rent constitutes a notable portion of monthly earnings, potentially limiting the number of households able to afford market-rate rents without assistance. In contrast, the Fair Market Rent (FMR) for the area, set at $1,510 for FY 2024, is significantly lower than the market rent, indicating a gap that Section 8 vouchers can help bridge.
The presence of a substantial renter population combined with the relatively high market rent suggests that there could be considerable interest in Section 8 vouchers among tenants. Landlords in this ZIP code should anticipate a tenant pool that includes individuals and families seeking financial assistance to cover their housing costs. These tenants will likely have incomes below the area median, making the FMR an important benchmark for affordability.
To summarize, ZIP 95361 is characterized by a mix of homeowners and renters, with the latter group forming a significant portion of the population. Given the income levels and the disparity between market rent and FMR, landlords can expect a tenant base that relies on Section 8 vouchers to manage their housing expenses effectively.
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.