Location: Siskiyou County, CA | Metro: Siskiyou 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 | $880 |
| 1 Bedroom | $890 |
| 2 Bedrooms | $1,160 |
| 3 Bedrooms | $1,610 |
| 4 Bedrooms | $1,840 |
| 5 Bedrooms | $2,134 |
| 6 Bedrooms | $2,390 |
| 7 Bedrooms | $2,581 |
| 8 Bedrooms | $2,710 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,160 | $186,193 | 0.62% | D |
| 3BR | $1,610 | $291,135 | 0.55% | F |
U.S. Census Bureau data (2024)
The ZIP code 96044, which encompasses Hornbrook, California, presents a unique set of challenges and opportunities for landlords and small-portfolio investors. The median income in Hornbrook stands at $51,688, while the market rate for rent is $738 according to Census ACS data. This places a significant financial burden on local renters, who must allocate a considerable portion of their earnings toward housing.
To put this into perspective, let’s consider the federal payment standard for Section 8 vouchers. For fiscal year 2026, the Fair Market Rent (FMR) in the area is set at $1,140. This means that landlords participating in the Section 8 program can receive a higher rental income compared to the market rate, which is nearly $400 less per month.
The affordability gap is stark. At the market rate, a household earning the median income would spend approximately 16% of their monthly income on rent. However, this figure increases to around 25% when considering the FMR for voucher recipients. Given that only 21.2% of the 1,143 residents are renters, competition for tenants is likely to be intense. Landlords must weigh the benefits of receiving guaranteed rental payments through the Section 8 program against the potential for higher vacancy rates among cash-paying tenants.
The takeaway for landlords is clear: participation in the Section 8 program can provide a stable income source, mitigating risks associated with economic fluctuations. However, it also requires navigating the administrative complexities of the voucher system. For those willing to engage with the program, there is a chance to secure a steady stream of income from tenants who might otherwise struggle to find affordable housing in Hornbrook. Conversely, landlords opting for cash-paying tenants must ensure they offer competitive pricing and amenities to attract and retain residents in a tight rental market.
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.