Location: Forest County, PA | Metro: Clarion County, PA
| Unit Size | Monthly FMR |
|---|---|
| Studio | $780 |
| 1 Bedroom | $800 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,220 |
| 4 Bedrooms | $1,680 |
| 5 Bedrooms | $1,949 |
| 6 Bedrooms | $2,183 |
| 7 Bedrooms | $2,358 |
| 8 Bedrooms | $2,476 |
U.S. Census Bureau data (2024)
In ZIP code 16260, there are several factors that could pose challenges for landlords considering Section 8 investments. First, the tenant turnover rate can be higher when comparing the market rent, which is currently unavailable, to the $970 Fair Market Rent (FMR) set for fiscal year 2026 in the metro area. This discrepancy can lead to frequent changes in occupancy, affecting long-term rental stability. Additionally, the vacancy exposure is significant due to the lack of data on days on market (DOM), indicating potential difficulties in filling vacancies quickly. The deferred maintenance exposure is another concern, especially given the lack of data on typical home values in the area and the median income of $52,870. Landlords might find themselves needing to invest in property repairs without a corresponding increase in rent to cover these costs.
However, these risks must be weighed against the high density of renters in the area, represented by the 7.7% renter share. High renter density typically correlates with greater demand for housing vouchers, which can stabilize occupancy rates and provide a steady stream of tenants. The presence of a substantial number of voucher holders can mitigate some of the financial risks associated with market fluctuations and maintenance costs.
Verdict: Moderate risk for a first-time Section 8 landlord.
Data Sources: FMR data from HUD (2027). 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.