Location: Bridgeport-Stamford-Danbury, CT | Metro: Bridgeport-Stamford-Danbury, 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 | $1,720 |
| 1 Bedroom | $2,130 |
| 2 Bedrooms | $2,470 |
| 3 Bedrooms | $2,960 |
| 4 Bedrooms | $3,680 |
| 5 Bedrooms | $4,269 |
| 6 Bedrooms | $4,781 |
| 7 Bedrooms | $5,163 |
| 8 Bedrooms | $5,421 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,130 | $279,055 | 0.76% | D |
| 2BR | $2,470 | $417,719 | 0.59% | F |
| 3BR | $2,960 | $579,263 | 0.51% | F |
| 4BR | $3,680 | $760,005 | 0.48% | F |
| 5BR | $4,269 | $889,960 | 0.48% | F |
U.S. Census Bureau data (2024)
The Section 8 cap-rate analysis for ZIP code 06804, Brookfield, Connecticut, reveals a significant disparity between the federally determined Fair Market Rent (FMR) and the actual market rent levels. To derive the gross yield, we first annualize the two-bedroom FMR at $2430, which totals $29,160 per year. When this figure is applied against the median home value of $568,001, it implies a gross yield of approximately 5.13%. This calculation is based on the formula: (Annualized Rent / Median Home Value).
In contrast, using the market rent of $1,892 per month, which is derived from the Census American Community Survey (ACS), the annualized rent totals $22,704. Applying this amount against the median home value yields a gross rental income of about 4.00%. The difference between these two gross yields is substantial, with the FMR-based yield being higher by 1.13 percentage points.
The higher FMR-based gross yield appears less realistic given the low renter density of 13.4% in Brookfield. This suggests that only a small portion of the population is actively seeking rental housing, which could limit the demand for Section 8 properties. Additionally, the lack of available data on days on market (DOM) indicates an uncertainty regarding how quickly units can be filled or refilled, further complicating the viability of achieving the higher FMR-based yield.
Conclusion: For small-portfolio investors and landlords considering Section 8 properties in ZIP 06804, the market rent scenario offers a more grounded expectation of gross yield at 4.00%. While the FMR-based yield of 5.13% might seem attractive, the reality of limited rental demand and potential challenges in tenant turnover makes the lower market rent yield a safer bet for investment projections.
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.