Location: Humboldt County, CA | Metro: Humboldt County, CA
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 | $1,290 |
| 1 Bedroom | $1,370 |
| 2 Bedrooms | $1,790 |
| 3 Bedrooms | $2,480 |
| 4 Bedrooms | $2,990 |
| 5 Bedrooms | $3,468 |
| 6 Bedrooms | $3,884 |
| 7 Bedrooms | $4,195 |
| 8 Bedrooms | $4,405 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,790 | $406,400 | 0.44% | F |
| 3BR | $2,480 | $483,061 | 0.51% | F |
| 4BR | $2,990 | $607,785 | 0.49% | F |
U.S. Census Bureau data (2024)
ZIP 95519, located in McKinleyville, CA, within the Humboldt County, CA metro area, is best suited as an appreciation play within a Section 8 portfolio strategy. The key indicators supporting this categorization include the low price-cut share at 0.2%, which suggests that property values are relatively stable and less prone to significant discounts due to market pressures. Additionally, the N/A-day days on market (DOM) indicates a brisk pace of sales, further reinforcing the notion that properties in this area hold their value well.
The market conditions in ZIP 95519 present an opportunity for long-term appreciation rather than immediate cash flow optimization. With a Fair Market Rent (FMR) for FY 2026 set at $1,660 and the current market rent at $1,683, the spread is minimal at just $23 per month. This narrow gap means that while properties here can generate steady rental income, they do not offer substantial cash flow advantages over other areas. However, the median home value stands at $482,875, which, combined with the strong market demand, positions ZIP 95519 as an excellent candidate for capital appreciation.
The 35.8% renter share and median income of $73,280 indicate a moderate level of rental activity and financial stability among residents. While these factors contribute to the viability of renting properties, they do not outweigh the potential for appreciation. Landlords and small-portfolio investors should focus on the enduring value growth in ZIP 95519, as opposed to seeking it out purely for its cash flow characteristics.
In summary, ZIP 95519 is an appreciation play in a Section 8 portfolio strategy. Its stable market conditions, high home values, and brisk sales pace make it a wise choice for those looking to build long-term wealth through real estate investment. While it offers decent cash flow, the primary benefit lies in the potential for significant capital appreciation over time.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). 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.