Location: Venango County, PA | Metro: Crawford County, PA
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 | $1,040 |
| 1 Bedroom | $1,150 |
| 2 Bedrooms | $1,500 |
| 3 Bedrooms | $1,890 |
| 4 Bedrooms | $2,110 |
| 5 Bedrooms | $2,448 |
| 6 Bedrooms | $2,742 |
| 7 Bedrooms | $2,961 |
| 8 Bedrooms | $3,109 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,500 | $139,353 | 1.08% | B |
| 3BR | $1,890 | $157,272 | 1.2% | A |
| 4BR | $2,110 | $193,216 | 1.09% | B |
U.S. Census Bureau data (2024)
The Section 8 market in ZIP code 16317, which encompasses Cooperstown, PA, and parts of Venango County, presents a favorable environment for landlords and small-portfolio investors. The Fair Market Rent (FMR) set by the U.S. Department of Housing and Urban Development (HUD) for the Venango County metro area in fiscal year 2026 is $1,450. This figure stands above the market rent of $1,148 as reported by the Census Bureau's American Community Survey (ACS).
Voucher tenants in this region can generally cashflow at the HUD FMR, indicating that landlords who accept vouchers will likely see positive financial outcomes. This is especially true when considering the median home value in the area, which is $150,152. Using these numbers, we can calculate a rent-to-price ratio of approximately 0.96%, suggesting that rental properties are relatively affordable compared to the cost of purchasing homes.
The dynamics between renting and buying do not significantly impact the local real estate market, as there is no available data on the median days on market (DOM) or the percentage of price cuts shared. However, this absence of data points towards a stable market where neither rentals nor sales experience frequent fluctuations.
In summary, the strongest investor angle in ZIP 16317 is cashflow. Landlords accepting Section 8 vouchers can expect a steady income stream that exceeds current market rents, making it an attractive opportunity for those seeking reliable returns on their investment.
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.