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More than one housing program
This property uses more than one affordable housing program. That can change who qualifies and how rent is set, so read the labels below and call the office to confirm the unit you want.
Programs on this listing include LIHTC tax credit, Section 202, Section 8 PBV.
Best fit
Older adults · Income-qualified renters
Rent
Income-based
Floor plans
1 Bed • 2 Bed
Total Units
75
Assisted
74
Established
1991
Avg. Household
1 person
Avg. Income
$18,775/yr
HUD Score
97
Waitlist expected. Click Check Eligibility below to generate your ready-to-print application materials so you're first in line.
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How Walk Score worksNearby places
Grocery store
Smart & Final, about 0.88 miles away
School
Lou Henry Hoover Elementary, about 0.51 miles away
What this means for you
30%
of adjusted income
Last reported resident rent: $454/mo
This property includes LIHTC tax credit, Section 202, Section 8 PBV. Rent rules can change by unit, so ask the office which program applies to the apartment you want.
Section 202: This is senior housing for adults 62 and older. Rent is often based on income, so many residents pay about 30% of what they can afford after deductions.
LIHTC: These are income-based apartments with rent limits tied to the local Area Median Income (AMI) — not market-rate rent. The local 4-person AMI for the 90602 zip code is $73,430 (2024 data). Rent limits are set from that number. If this property also has rental assistance, some tenants may pay about 30% of adjusted income.
To qualify for these apartments at WILLIAM PENN MANOR, your total household income must fit the local Area Median Income (AMI) limits for Whittier and the 90602 zip code. The exact rules can vary by program and by household size.
This property includes LIHTC tax credit, Section 202, Section 8 PBV. Check the program labels on this page and confirm the exact unit rules with management before you apply.
Local Median (1-Person)
$51,401
Local Median (4-Person)
$73,430
Based on the latest 2024 census data, the figures above show the local median earnings for this area. Management will generally require your household income to be at or below 50% of these median figures.
HUD's Small Area Fair Market Rent, or SAFMR, is a ZIP-code-based fair market rent estimate. It can help you compare what different bedroom sizes may cost in this area.
| Bedroom | 90% | SAFMR | 110% |
|---|---|---|---|
| Studio | $1,782 | $1,980 | $2,178 |
| 1 BR | $1,989 | $2,210 | $2,431 |
| 2 BR | $2,484 | $2,760 | $3,036 |
| 3 BR | $3,150 | $3,500 | $3,850 |
| 4 BR | $3,510 | $3,900 | $4,290 |
These values are only a comparison tool. They do not replace the property's actual rent, and they do not guarantee what you will pay unless your program uses SAFMR directly.
Not explicitly confirmed. Call ahead to verify elevator availability and doorway widths before applying.
Independent housing — residents manage their own care. Not a nursing facility.
Designation
Wholly Elderly Housekeeping
Elderly
Avg. Resident Stay
9 years
Stable, long-term community
Last inspection Oct 17, 2025 · This score means the property meets HUD's highest safety and quality standards.
Management Company
Thomas Safran & Associates Inc
Property Owner
WILLIAM PENN MANOR HOUSING LP
PROFIT MOTIVATED
HUD Property ID
800002821
Rent-Restricted Units
74 of 75 total
income-restricted tax credit apartments
Rent-Restricted Until
~2015
Minimum 30-year LIHTC legal commitment
William penn manor is a federally funded HUD Section 202 Supportive Housing for the Elderly community serving low-income seniors in Whittier, California. Under HUD's Section 202 program, qualifying residents typically pay 30% of their adjusted monthly income toward rent — making this one of the most affordable senior housing options available for adults on fixed incomes.
To qualify, the head of household must generally be 62 years of age or older and meet HUD income limits for Whittier. Based on 2024 Census data, the local median income for the 90602 zip code is $51,401 for a single person and $73,430 for a 4-person household. HUD sets Section 202 income limits as a percentage of this figure — typically at 50% or 80% of AMI depending on the specific funding type. Unlike a Section 8 housing choice voucher, the rental subsidy at a Section 202 property is tied to the building — you apply directly to William penn manor and are placed on the property's waitlist if units are not immediately available.
William penn manor is classified as independent senior living — residents live autonomously in their own apartments rather than receiving nursing or assisted-living care. A service coordinator is on staff to connect residents with community resources, healthcare referrals, and social programs.
William penn manor is a Low Income Housing Tax Credit (LIHTC) apartment community in Whittier, California. LIHTC properties — also called Section 42 housing or tax credit apartments — are income-restricted rentals developed with federal tax credits administered by state Housing Finance Agencies (HFAs). Qualifying residents pay rent based on a percentage of the Area Median Income (AMI) for Whittier. Based on 2024 data, the local AMI for the 90602 zip code is $51,401 for a single person and $73,430 for a 4-person household. These figures make Whittier tax credit apartments among the most affordable rentals available without a Section 8 voucher.
To qualify, your total household income must fall at or below the income limit set for this property. Unlike public housing, LIHTC income-restricted apartments are privately managed and require you to apply directly to the property. Rent is fixed at a discounted rate tied to AMI — not to your specific income — so your monthly payment stays predictable.
By law, LIHTC properties must remain rent-restricted for a minimum of 30 years. William penn manor was placed in service around 2015, keeping rents income-restricted at least through ~2015.
You must be of qualifying age. Your income must fall within HUD's Area Median Income (AMI) limits for Whittier. Based on the 90602 zip code AMI (2024), this property's 50% income limit is approximately $25,701/yr for 1 person / $36,715/yr for a 4-person household.
This listing shows historically available units. Ask directly if a unit is open today.
If you use a wheelchair or walker, confirm elevator access and doorway widths before submitting a paid application.
Did you know?LIHTC properties have specific maximum rent limits based on your income and the local Area Median Income (AMI). Read the full guide
Income limits are calculated against the Area Median Income (AMI) for the 90602 zip code. Based on recent Census data, the local median income is $51,401 for a single person, and $73,430 for a four-person household. Your specific income cap depends on the exact subsidy program rules applied by management.
To view how these median figures translate to specific income caps (e.g., 30%, 50%, or 60% AMI limits) for all household sizes, check out the AMI Calculator .
Our eligibility tool automatically cross-references your household size and gross income with the local AMI database for this property to determine your fit.
No on-site meals. Residents arrange their own food. Community kitchen available.
Staff available to help connect residents with community resources.
For 90602, the reported fair market rent amounts are Studio $1,980 ($1,782 / $2,178); 1 BR $2,210 ($1,989 / $2,431); 2 BR $2,760 ($2,484 / $3,036); 3 BR $3,500 ($3,150 / $3,850); 4 BR $3,900 ($3,510 / $4,290). These figures are reference points used in housing assistance programs and voucher calculations, but they do not guarantee your lease rent.
| Bedroom | 90% Standard | SAFMR | 110% Standard |
|---|---|---|---|
| Studio | $1,782 | $1,980 | $2,178 |
| 1 BR | $1,989 | $2,210 | $2,431 |
| 2 BR | $2,484 | $2,760 | $3,036 |
| 3 BR | $3,150 | $3,500 | $3,850 |
| 4 BR | $3,510 | $3,900 | $4,290 |
The 90%, 100%, and 110% columns show the range around the base SAFMR value for each reported bedroom size. If you are using a voucher or other subsidy, ask management which standard they use for your unit size.
Smart & Final is about 0.88 miles away from William penn manor.
Lou Henry Hoover Elementary is about 0.51 miles away from William penn manor.
The HUD Section 202 program provides affordable senior living and low income senior apartments specifically for adults aged 62 and older. Properties like William penn manor receive federal funding that allows qualifying residents to pay roughly 30% of their adjusted monthly income toward rent — making these senior apartments based on income some of the most affordable senior housing options in whittier. Most Section 202 communities are independent senior living, though some offer access to supportive services through an on-site service coordinator.
Use the eligibility checker to get the next step for this property. You will typically need proof of age (62+), income documents such as Social Security award letters or recent tax returns, and a government-issued photo ID. Many Section 202 properties maintain a waitlist, so it helps to confirm whether the list is open and whether the unit still fits your household before you apply.
Answer a few questions and we'll show what to do next for this property.
William penn manor is categorized as Section 202 supportive housing and is typically designed for older adults. Confirm the current age and household rules with management before applying for these low income senior apartments.
Yes, Section 202 housing is typically based on income rather than standard market pricing. Many Section 202 properties with rental assistance charge roughly 30% of adjusted household income, and this record also shows a last reported resident rent of $454.
While this record doesn't explicitly state if all utilities are included, it reports an average utility allowance of $32 per month. This means if you are required to pay your own utility bills, your monthly rent may be reduced by this allowance amount to help cover the costs. Always ask management for a specific breakdown of tenant-paid utilities.
Yes. This property is matched to an eligibility rule that requires households to earn below 50% of Area Median Income (AMI). Management will make the final income determination using your current household and income documents.
To view the specific income caps (e.g. 30%, 50%, or 60% AMI limits) for all household sizes, check out the AMI Calculator .
Our eligibility tool automatically cross-references your household size and gross income with the local AMI database for this property to determine your fit.
Yes. This record shows a HUD inspection score of 97, with the latest inspection dated Oct 17, 2025. Inspection scores can help you understand recent property condition, but you should still ask about elevator access, unit condition, and any recent repairs before applying.
This record indicates independent senior housing, not a nursing home or assisted living facility. Residents should expect regular housing with their own daily living responsibilities, although a service coordinator may be available to connect residents with outside support services.
This appears to be a highly stable community. The property has been operating since around 1991. On average, residents stay for about 9 years. High retention usually means residents are happy and settled, but it also means turnover is low and waitlists can move slowly.
This record reports: 1 Bed • 2 Bed. Availability can change rapidly, so ask management which layouts are currently open and whether any accessible units are available.
This property appears to be 99% occupied, which usually means applicants may be joining a waitlist. Call management to confirm whether the waitlist is open right now.
Use the eligibility checker to see the next step for this listing. Contact details are not shown here, but you can start the process and get your application path from the property page.
We'll ask a few basic questions and then show the next step.
Confirm the current age requirement, income documentation list, expected wait time, and whether the property can meet your mobility needs. If you need an accessible unit, ask about elevator access, doorway width, bathroom layout, and grab-bar availability before paying fees.
As a LIHTC property, William penn manor requires your household income to fall below a set percentage of the Area Median Income (AMI) for the local area. Based on 2024 data for the 90602 zip code, the local median income is $51,401 for a single person and $73,430 for a 4-person household. The exact income ceiling isn't recorded here — ask management directly for the current income limit table for your household size.
To view the specific income caps (e.g. 30%, 50%, or 60% AMI limits) for all household sizes, check out the AMI Calculator .
Our eligibility tool automatically cross-references your household size and gross income with the local AMI database for this property to determine your fit.
LIHTC properties are required by law to remain affordable for a minimum of 30 years from the date they were placed in service (William penn manor was placed in service around 2015, so rent restrictions are secured at least until ~2045). After that period, the owner can choose to exit the program or renew. Ask management about the property's current compliance end date.
Yes, this property participates in the Project-Based Section 8 program. Unlike a tenant-based voucher that moves with you, this subsidy is attached to the specific building. Eligible tenants generally pay 30% of their adjusted gross income toward rent, and the federal government covers the rest.
Federal law requires that at least 40% of available Project-Based Section 8 units each year be reserved for "extremely low-income" families—those earning at or below 30% of the Area Median Income (AMI) or the federal poverty line. If your household income is in this lowest tier, you may have higher priority on the waitlist.
Yes. Federal regulations mandate strict criminal background checks for Section 8 housing. Specifically, anyone subject to a lifetime sex offender registration requirement or convicted of manufacturing methamphetamine on the premises of federally assisted housing is permanently disqualified. Local housing authorities may also have additional screening criteria for recent drug-related or violent offenses.
Section 8 requires applicants to have U.S. citizenship or eligible immigration status. However, unlike some other rural programs, Section 8 allows for "mixed-status families" (households with both eligible and ineligible members). In this case, your rental assistance would be prorated based on the number of eligible household members.
Data Provenance
Sourced from HUD Multifamily Database. Last updated: Jun 25, 2026.Read our methodology.
