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Los Angeles County/Montebello/90640

90640

ZIPSAFMR
Los Angeles County, CA
Zillow

ZIP Investment Score

78Below average

095130300
BRFMR
Eff. Rent
0 BR$2,000$1,860
1 BR$2,240$2,250
2 BR$2,760$2,810
3 BR$3,500$3,660
4 BR$3,920$4,230
5 BR$4,508Not available
6 BR$5,184Not available
7 BR$5,962Not available
8 BR$6,856Not available

Purchase Price Calculator

Maximum purchase price
$355,648

Cost breakdown

+Likely effective rent$2,810
HUD FMR$2,760
Market rent$2,840
Est. payment standard (102%)Used$2,810
-Principal and interest-$1,798
Loan amount$284,519
Down payment$71,130
Rate6.50%
Term30 years
-Operating costs-$812
Property taxes-$356
Insurance-$175
Utilities$0
HOA$0
Management-$281
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$44,740(62.9% ROI)
Projected value
$382,994
Return breakdown
Property appreciation+$27,346
Loan principal paid down+$10,194
Rental cash flow+$7,200
5-year hold
+$76,913(108.1% ROI)
Projected value
$402,383
Return breakdown
Property appreciation+$46,735
Loan principal paid down+$18,178
Rental cash flow+$12,000
10-year hold
+$166,926(234.7% ROI)
Projected value
$455,260
Return breakdown
Property appreciation+$99,612
Loan principal paid down+$43,315
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.08
1 BR
1.00
2 BR
0.97
3 BR
0.94
4 BR
0.89
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 90640 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 90640 (Montebello, CA) is $2,760 a month. That is up 3.4% from $2,670 in FY 2026. Montebello is in the Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 458 ZIP codes in Los Angeles County, 90640 is tied for the 387th-highest two-bedroom rent (county range $1,870–$4,450). The median county two-bedroom FMR in California is $1,725, so ZIP 90640 is 60% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 90640
BedroomsFY 2027Change90–110% range
Studio$2,000+4.7%$1,800–$2,200
1BR$2,240+4.7%$2,016–$2,464
2BR$2,760+3.4%$2,484–$3,036
3BR$3,500+3.2%$3,150–$3,850
4BR$3,920+4.0%$3,528–$4,312

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 90640
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,000$2,240$2,760$3,500$3,920
FY 2026$1,910$2,140$2,670$3,390$3,770
FY 2025$1,650$1,860$2,340$2,970$3,300
FY 2024$1,580$1,780$2,260$2,900$3,200
FY 2023$1,390$1,580$2,010$2,610$2,870

Two-bedroom rent in nearby Los Angeles County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 90640
90610$2,960+7.2%
90637$2,960+7.2%
90638$3,410+23.6%
90639$3,410+23.6%
90640Current$2,760—
90650$2,960+7.2%
90651$2,960+7.2%
90652$2,960+7.2%
90660$2,790+1.1%
90661$2,960+7.2%
90662$2,960+7.2%
90670$3,060+10.9%

Questions about ZIP 90640 rents

How much will Section 8 pay for a two-bedroom in ZIP 90640?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,760, that basic range is $2,484 to $3,036 a month. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 90640 in?

ZIP 90640 is in the Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area. HUD requires Small Area FMRs in this area, so payment standards are set by ZIP code.

How much did fair market rent change in ZIP 90640 for FY 2027?

The two-bedroom FMR rose 3.4%, from $2,670 in FY 2026 to $2,760 in FY 2027. Since FY 2023 it has risen 37.3%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentMontebello, CA fair market rentCA statewide rentsWhat is SAFMR?Data sources