Location: Hartford-West Hartford-East Hartford, CT | Metro: Hartford-West Hartford-East Hartford, CT MSA
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 | $1,290 |
| 1 Bedroom | $1,480 |
| 2 Bedrooms | $1,850 |
| 3 Bedrooms | $2,200 |
| 4 Bedrooms | $2,430 |
| 5 Bedrooms | $2,819 |
| 6 Bedrooms | $3,157 |
| 7 Bedrooms | $3,410 |
| 8 Bedrooms | $3,581 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $2,200 | $215,060 | 1.02% | B |
| 4BR | $2,430 | $244,437 | 0.99% | C |
U.S. Census Bureau data (2024)
ZIP code 06120, located within the Hartford-West Hartford-East Hartford, CT MSA metro area, serves as an ideal cash-flow anchor for a Section 8 portfolio strategy. The Federal Market Rent (FMR) for ZIP 06120 in fiscal year 2024 is set at $1510, which is notably lower than the market rent of $1792. This $282 difference per month represents a stable and predictable income source for landlords who participate in the Section 8 program.
The median home value in ZIP 06120 is $218,447, indicating that the area is moderately priced compared to other parts of Connecticut. However, the primary focus for a cash-flow anchor should be on the rental market dynamics, which favor landlords due to the lower FMR compared to the actual market rents. This spread ensures that landlords can cover their mortgage payments, maintenance costs, and other expenses while still generating a positive cash flow.
The median income in ZIP 06120 is $34,830, suggesting that many residents rely on government assistance programs such as Section 8 to afford housing. With a high renter share of 87.2%, there is a strong demand for rental properties, particularly those that accept Section 8 vouchers. This high demand translates into a reduced risk of vacancy and a steady stream of tenants who are financially supported by the government to meet their rent obligations.
In conclusion, ZIP 06120 is best suited as a cash-flow anchor within a Section 8 portfolio strategy. The $282 monthly spread between the FMR and market rent, combined with the high renter share and reliance on government assistance, makes it a reliable choice for landlords and small-portfolio investors looking to stabilize their income streams and mitigate risks associated with vacancy and non-payment.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.