Section 8 rent
in ZIP 94509.
HUD Fair Market Rents for ZIP 94509, in the Oakland-Fremont, CA HUD Metro FMR Area. The 2-bedroom ceiling is $2,420/mo and the 3-bedroom $3,090/mo, both published by HUD for FY2026. This ZIP sits inside Oakland-Fremont Section 8 rents.
data as of 2026-08-19 · HUD FY2026
FMR by bedroom.
| bedrooms | FMR / mo | std @ 90% | std @ 110% |
|---|---|---|---|
| studio / 0 BR | $1,750 | $1,575 | $1,925 |
| 1 BR | $1,990 | $1,791 | $2,189 |
| 2 BR | $2,420 | $2,178 | $2,662 |
| 3 BR | $3,090 | $2,781 | $3,399 |
| 4 BR | $3,670 | $3,303 | $4,037 |
The FMR is a reference figure, not the check. Most housing authorities set their voucher payment standard somewhere between 90% and 110% of the published FMR — $2,781 to $3,399/mo on a 3-bedroom here — and the exact percentage varies by public housing authority, with some running higher under a HUD-approved exception. Rent reasonableness against comparable unassisted rentals still applies before any lease is approved.
ZIP 94509 vs. California.
| unit | ZIP 94509 | California median |
|---|---|---|
| 2 BR | $2,420 | $2,600 |
| 3 BR | $3,090 | $3,300 |
The 2-bedroom FMR here is $180/mo below the California median of $2,600/mo — about 7% lower. The 3-bedroom FMR here is $210/mo below the California median of $3,300/mo — about 6% lower. HUD sets Small Area Fair Market Rents by ZIP in most large metros, so neighboring ZIPs inside one city can carry very different ceilings — see the full California picture.
The DSCR math at this ZIP's rent.
At the ZIP 94509 3-bedroom Section 8 rent of $3,090/mo, the maximum PITIA that still clears a 1.20 DSCR is $2,575/mo. Assuming ~25% of that payment goes to property taxes and insurance, the maximum principal & interest is $1,931/mo — which supports roughly a $290,000 loan at around 7% over 30 years, or about a $387,000 purchase at 75% LTV.
Assumptions: 1.20 DSCR floor, ~25% of PITIA for taxes + insurance, around 7% on a 30-year fixed, 75% LTV. Rates move and your taxes, insurance, and LTV will differ — run your exact numbers in the DSCR calculator.
The ZIPs next door.
Wider context.
The rent ceiling is only the first number. How the program actually runs — inspection, payment standard, rent reasonableness, and the timeline before the first check clears — is walked through in the Section 8 investing guide.
ZIP 94509 Section 8, answered.
FMR on every listing in 94509.
Verleon AI overlays HUD Fair Market Rents on every active listing — in this ZIP and nationwide — so you see the Section 8 ceiling and the DSCR before you make an offer. Back to California Section 8 rents or look up another ZIP.
Data source: HUD FY2026 Fair Market Rents (Small Area FMRs where published), snapshot 2026-08-19. Payment standards vary by public housing authority (typically 90–110% of FMR). Figures are for research and do not guarantee approved rent on any specific unit.