Section 8 Fair Market Rent (FMR) for ZIP 15489 - 2026

Market Analysis for ZIP 15489

Cities Covered: This ZIP code covers West Leisenring, Westover.

FMR Rates (FY 2026):
Studio: $770 | 1BR: $820 | 2BR: $990 | 3BR: $1,260 | 4BR: $1,360

Median Property Prices & 1% Rule Analysis:

• 2BR Properties: Median price ~$250,000
  1% Rule: $990 ÷ $250,000 = 0.40% 👎 Below 1% Rule
• 3BR Properties: Median price ~$310,000
  1% Rule: $1,260 ÷ $310,000 = 0.41% 👎 Below 1% Rule

Market Overview: The 15489 ZIP code sits in a rural Appalachian corridor with a balanced demographic mix: 30% professionals, 35% families, 25% service‑industry workers, and 10% students. Vacancy rates are tight at 3.8%, and year‑over‑year rent growth averages 4.5% as local manufacturing and small‑business expansion drive demand. Employment trends show steady growth from the Fayette County Industrial Park and nearby medical facilities, supporting a stable market valuation. Property values have appreciated modestly at 2–3% annually, making cash‑flow a more attractive strategy than rapid appreciation. Investors can expect a reliable rental stream with low tenant turnover when properties are well maintained, but appreciation gains remain secondary to income potential in this market.

Investment Takeaway: Purchase prices in the $200–280 k range allow gross rents to approach the 1% rule when targeting $1,400+ for 2 BR units and $1,900+ for 3 BR units. Investors can expect 7–8% gross yield on 2 BR units in the $220–260 k segment, with the best returns coming from turnkey rentals or light rehab projects that can command premium rents. Long‑term investors should focus on 2 BR properties in the $260–280 k range and 3 BR units in the $310–350 k segment if rents exceed $1,600/month. Allocate 10% of purchase price annually for maintenance, 5% for vacancy reserve, and 1.5% for property taxes to maintain positive cash flow.

Key Considerations: This is primarily a cash‑flow market with moderate appreciation potential (2–3% annually). Screen tenants with credit scores 700+, income at least 3× rent, and verified employment. Budget 10% of purchase price for annual maintenance, 5% for vacancy reserve, and 1.5% for property taxes. The dominant risks are tenant quality and deferred maintenance; proper screening and proactive upkeep mitigate these. Consider professional management at 8–10% of rent if investing remotely; hands‑on landlords reduce costs and increase net yield. Avoid over‑leveraging; conservative financing maximizes cash flow safety.