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Housing market/California/ZIP 90604

ACS 2023 · FY2027 SAFMR

ZIP 90604 Whittier, California

Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area · California. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
39,378
Households
11,630
Median HH income
$101,104
Renter share
36.2%
Median gross rent
$1,809
Vacancy
3.9%
Pop. change
-6.4%
2BR SAFMR
$2,830
SAFMR / rent
1.564×
2–49 unit stock
2,028
LIHTC proj / units
2 / 116
HUD assisted MF
4 / 171

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 90604 · CA — sent to you.

ZIP 90604 · CA

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ACS rent vs 2BR SAFMR

ZIP 90604 — Whittier, CA HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,809
2BR SAFMR$2,830
90% floor$2,547
110% ceiling$3,113

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 90604

  • 1-unit detached8,52370.4%
  • 1-unit attached3813.1%
  • 2–4 units3683.0%
  • 5–49 units1,66013.7%
  • 50+ units1,1149.2%
  • Mobile570.5%
TypeUnitsShare
1-unit detached8,52370.4%
1-unit attached3813.1%
2 units (duplex)340.3%
3–4 units3342.8%
5–9 units3532.9%
10–19 units3703.1%
20–49 units9377.7%
50+ units1,1149.2%
Mobile570.5%

2–4 unit share 3.0% · 5–49 unit share 13.7% · combined 2–49 16.8%.

Units by bedrooms

Studio
484
1BR
1,087
2BR
2,501
3BR
5,889
4BR
1,912
5+
230

Rent burden

Rent ≥30% of income50.2%
Rent ≥50% of income22.8%
  • ACS median gross rent $1,809 (all bedrooms, occupied rentals).
  • Median contract rent $1,692.
  • Renters paying ≥30% of income 50.2%; ≥50% 22.8%.
  • FY2027 2BR SAFMR $2,830 (1.564× ACS median gross rent).

Population

39,378 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: -6.4%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: 2 projects, 116 units.
  • HUD project-based assisted MF: 4 properties, 171 assisted units.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 10,633 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.

Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.

What the data shows

ZIP 90604 36.2% of occupied households are renters; vacancy is 3.9%; ACS median gross rent is $1,809; population changed -6.4% between the 2018 and 2023 ACS vintages; the housing stock includes 368 units in 2–4-unit structures and 1,660 units in 5–49-unit structures; 2 LIHTC projects totaling 116 units; FY2027 2BR SAFMR is $2,830 versus ACS median gross rent of $1,809. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.

California research

ZIP 90604 is a Census / HUD profile for Los Angeles-Long Beach-Glendale, CA. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 90604 — Whittier, CA HUD Section 8 Payment Standards / SAFMR·California ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
90001Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area64.4%$1,471$2,33090002Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area59.3%$1,509$2,33090003Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area73.4%$1,515$2,24090004Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area83.1%$1,752$3,19090005Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area91.0%$1,648$3,23090006Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area89.9%$1,396$2,56090007Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area89.6%$1,480$2,38090008Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area69.6%$1,589$2,64090009Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area——$2,96090010Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area82.2%$2,621$3,89090011Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area73.7%$1,497$2,32090012Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area91.8%$2,116$3,150

Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is California research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 90604?

ZIP 90604 (Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area) has 39,378 residents, 11,630 households, a renter share of 36.2%, median household income of $101,104, and ACS 2023 median gross rent of $1,809. Vacancy is 3.9%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 90604?

ACS counts 34 units in 2-unit buildings, 334 in 3–4 unit buildings, 353 in 5–9, 370 in 10–19, and 937 in 20–49. Combined 2–49 unit stock is 2,028 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 90604?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $2,830. See the full schedule and 90–110% payment-standard band on the ZIP 90604 — Whittier, CA HUD Section 8 Payment Standards / SAFMR.

Does this California ZIP profile include Georgia listings?

No. ZIP 90604 is Census / HUD research for Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area. Jeff Crowe CRE does not list California property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.