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Housing market/California/ZIP 91790

ACS 2023 · FY2027 SAFMR

ZIP 91790 West Covina, 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
44,791
Households
12,711
Median HH income
$100,142
Renter share
39.0%
Median gross rent
$2,253
Vacancy
4.6%
Pop. change
-0.9%
2BR SAFMR
$3,550
SAFMR / rent
1.576×
2–49 unit stock
1,452
LIHTC proj / units
2 / 282
HUD assisted MF
1 / 113

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 91790 · CA — sent to you.

ZIP 91790 · CA

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ACS rent vs 2BR SAFMR

ZIP 91790 — West Covina, CA HUD Section 8 Payment Standards / SAFMR →
ACS median rent$2,253
2BR SAFMR$3,550
90% floor$3,195
110% ceiling$3,905

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

Housing stock

ACS 2023 units-in-structure · ZCTA 91790

  • 1-unit detached9,66672.6%
  • 1-unit attached4803.6%
  • 2–4 units3702.8%
  • 5–49 units1,0828.1%
  • 50+ units1,66612.5%
  • Mobile540.4%
TypeUnitsShare
1-unit detached9,66672.6%
1-unit attached4803.6%
2 units (duplex)150.1%
3–4 units3552.7%
5–9 units2561.9%
10–19 units2892.2%
20–49 units5374.0%
50+ units1,66612.5%
Mobile540.4%

2–4 unit share 2.8% · 5–49 unit share 8.1% · combined 2–49 10.9%.

Units by bedrooms

Studio
304
1BR
1,328
2BR
2,554
3BR
6,626
4BR
2,125
5+
381

Rent burden

Rent ≥30% of income57.8%
Rent ≥50% of income27.0%
  • ACS median gross rent $2,253 (all bedrooms, occupied rentals).
  • Median contract rent $2,065.
  • Renters paying ≥30% of income 57.8%; ≥50% 27.0%.
  • FY2027 2BR SAFMR $3,550 (1.576× ACS median gross rent).

Population

44,791 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: -0.9%.

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

Assisted inventory

  • LIHTC: 2 projects, 282 units.
  • HUD project-based assisted MF: 1 properties, 113 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 91790 39.0% of occupied households are renters; vacancy is 4.6%; ACS median gross rent is $2,253; population changed -0.9% between the 2018 and 2023 ACS vintages; the housing stock includes 370 units in 2–4-unit structures and 1,082 units in 5–49-unit structures; 2 LIHTC projects totaling 282 units; FY2027 2BR SAFMR is $3,550 versus ACS median gross rent of $2,253. 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 91790 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 91790 — West Covina, 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 91790?

ZIP 91790 (Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area) has 44,791 residents, 12,711 households, a renter share of 39.0%, median household income of $100,142, and ACS 2023 median gross rent of $2,253. Vacancy is 4.6%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 91790?

ACS counts 15 units in 2-unit buildings, 355 in 3–4 unit buildings, 256 in 5–9, 289 in 10–19, and 537 in 20–49. Combined 2–49 unit stock is 1,452 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 91790?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $3,550. See the full schedule and 90–110% payment-standard band on the ZIP 91790 — West Covina, CA HUD Section 8 Payment Standards / SAFMR.

Does this California ZIP profile include Georgia listings?

No. ZIP 91790 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.