Location: Worcester, MA | Metro: Worcester, MA HUD Metro FMR Area
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,580 |
| 1 Bedroom | $1,590 |
| 2 Bedrooms | $2,050 |
| 3 Bedrooms | $2,570 |
| 4 Bedrooms | $2,930 |
| 5 Bedrooms | $3,399 |
| 6 Bedrooms | $3,807 |
| 7 Bedrooms | $4,112 |
| 8 Bedrooms | $4,318 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,050 | $497,629 | 0.41% | F |
| 3BR | $2,570 | $625,435 | 0.41% | F |
| 4BR | $2,930 | $776,904 | 0.38% | F |
| 5BR | $3,399 | $863,392 | 0.39% | F |
U.S. Census Bureau data (2024)
The classification of ZIP 01590, Sutton, MA, on the yield and stability axes reveals it to be a steady-cashflow zone for landlords and small-portfolio investors. The Federal Market Rent (FMR) for fiscal year 2024 is set at $1,910. This FMR is significantly higher than the market rent of $1,211, indicating a strong potential for rental income above the typical market rate. However, the low percentage of renters at 10.0% suggests that the majority of residents prefer homeownership, which is further supported by the median home value of $636,722.
On the stability axis, the limited data points still provide insight into the area's economic health. The average income in the ZIP code is $147,015, which is indicative of a relatively affluent population. This high income level supports the ability of residents to maintain steady rental payments or mortgage obligations, contributing to the overall stability of the market.
The lack of data on days on the market (DOM) makes it challenging to assess the speed at which properties might turn over. However, given the high income levels and the significant gap between FMR and market rent, there is a strong likelihood that rental properties will attract stable tenants who can afford the higher rents. This scenario does not suggest a high-yield/low-stability flip-style market, where quick turnovers and speculative investments dominate.
In conclusion, ZIP 01590 leans towards being a steady-cashflow zone due to the high income levels and the potential for above-market rental yields without the risks associated with high turnover rates. Landlords and small-portfolio investors should focus on long-term tenancy and the consistent income derived from renting to financially capable individuals rather than short-term flips.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.