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 | $930 |
| 1 Bedroom | $940 |
| 2 Bedrooms | $1,230 |
| 3 Bedrooms | $1,700 |
| 4 Bedrooms | $1,950 |
| 5 Bedrooms | $2,262 |
| 6 Bedrooms | $2,533 |
| 7 Bedrooms | $2,736 |
| 8 Bedrooms | $2,873 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,230 | $220,060 | 0.56% | F |
| 3BR | $1,700 | $293,932 | 0.58% | F |
| 4BR | $1,950 | $380,829 | 0.51% | F |
U.S. Census Bureau data (2024)
The Section 8 market analysis for ZIP 96064, located in Montague, California, within the Siskiyou County metro area, reveals several key points for landlords and small-portfolio investors. The HUD Fair Market Rent (FMR) for the metro scope in fiscal year 2026 is set at $1,210. This figure is significantly higher than the current market rent, which stands at $902 based on Census ACS data. This comparison indicates that voucher tenants will cashflow positively at the FMR rate, meaning landlords can expect a steady income stream without financial strain.
To further understand the investment potential, consider the median home value in ZIP 96064, which is $254,952. Using this figure, we can derive a rent-to-price ratio of approximately 0.47%, suggesting that rental properties in this area offer a relatively low-cost entry point compared to purchasing a home outright. This ratio supports the idea that renting out properties under the Section 8 program can be a financially viable option for investors looking to avoid the higher costs associated with homeownership.
In terms of the broader real estate market, the median Days on Market (DOM) is listed as N/A, indicating limited data on how long properties typically stay on the market. Similarly, the share of homes that undergo a price reduction is only 0.1%, which suggests a stable housing market with little need for aggressive pricing strategies. These factors contribute to a favorable environment for both buying and renting, though the primary focus for Section 8 investors should remain on the rental aspect.
The strongest investor angle in ZIP 96064 is likely to be cashflow. Given the disparity between the HUD FMR and the actual market rent, landlords can secure a reliable source of income that exceeds the typical market rates, making it an attractive proposition for those seeking consistent returns on their investments.
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.