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Housing Needs Assessment Draft Housing Element 2-37 Median-Income Households Median-income households earn between 80 and 100 percent of the County’s AMI – up to $87,900 for a one-person household and up to $135,650 for a five-person household in 2020. The affordable home price for a moderate-income household ranges from $323,072 to $458,912. After deductions for utilities, a one-person median-income household could afford to pay up to $2,012 in rent per month and a five-person low-income household could afford to pay as much as $3,000. Finding appropriately sized market-rate rental housing can be challenging to households in this income group. Moderate-Income Households Moderate-income households earn between 100 and 120 percent of the County’s AMI – up to $162,750 depending on household size in 2020. The maximum affordable home price for a moderate-income household is $398,445 for a one-person household and $574,970 for a five- person family. Moderate-income households in San Leandro could afford to purchase the median priced home in the city; however, finding an affordable adequately sized home could present a challenge for households earning incomes at the lower end of the middle/upper category. The maximum affordable rent payment for moderate-income households is between $2,452 and $3,677 per month. Appropriately sized market-rate rental housing is generally affordable to households in this income group. 2.19.1 Workforce Housing Federal guidelines define workforce housing as housing that is affordable to households earning incomes within the range of 60 to 120 percent of the AMI (in San Leandro, that range is $75,460 to $150,720 for a household of four). A broader definition of workforce housing is housing that is affordable to people who work in the city. A four-person household with an annual income of $125,600 could afford monthly rent of $2,792 for a three-bedroom housing unit and a home purchase price of $434,584 without being burdened by housing costs. As noted in Table 2.32, the average monthly rental price for a three-bedroom unit is $3,194, exceeding the affordable amount of a household with the median AMI by approximately 14.4 percent. As noted in Table 2.7, the salary for the largest number of workers located in San Leandro (Office and Admin Support) receives a median income of approximately $41,300. At this median income level, a household of one would be considered very low-income; if there were two similar wage earners in one household with two children, then that household would be considered a low- income household. According to Table 2.4, of jobs held by San Leandrans, the number one occupational category is Education, Healthcare and Social Services with median incomes ranging from $30,000 to almost $86,000. Housing costs for median income earners exceed the ability of many workers to afford housing in the city. 2.19.2 Cost Burden As noted in Section 2.7, Income Distribution, a housing cost burden means households spend 30 percent of more of their monthly income on housing-related costs. A comparison of housing cost burden by tenure by tenure is shown in Table 2.34. According to the 2015-2019 ACS estimates, 40 percent of San Leandro households have a housing cost burden. Renter-occupied households are more likely to have a housing cost burden. Housing cost burden data trends in San Leandro have not