Location: Venango County, PA | Metro: Forest 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 | $710 |
| 1 Bedroom | $800 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,290 |
| 4 Bedrooms | $1,470 |
| 5 Bedrooms | $1,705 |
| 6 Bedrooms | $1,910 |
| 7 Bedrooms | $2,063 |
| 8 Bedrooms | $2,166 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,010 | $123,301 | 0.82% | C |
| 3BR | $1,290 | $163,575 | 0.79% | D |
| 4BR | $1,470 | $163,093 | 0.9% | C |
U.S. Census Bureau data (2024)
The analysis of ZIP code 16341, located in Pleasantville, PA within the Venango County, PA metro area, reveals several key points for potential Section 8 landlords and small-portfolio investors.
Firstly, the rent math does not favor participation in the Section 8 program. The Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $970. However, the actual market rent based on Census ACS data stands at $729. This discrepancy means that landlords would be accepting a lower rent than what the market currently offers, reducing their profit margins.
Secondly, regarding acquisition affordability, the median home value in the area is $133,721. While this figure suggests homes are relatively inexpensive, the lack of data on days on market (DOM) and the percentage of homes needing price cuts makes it difficult to assess how easily homes can be acquired at fair prices. Without these metrics, investors must proceed with caution when considering property purchases.
Lastly, tenant demand appears limited. With a total population of 1,761, only 9.3% of residents are renters. This low renter share indicates that finding tenants who qualify for and are interested in Section 8 housing might prove challenging.
In summary, while the median home value in ZIP 16341 is attractive, the unfavorable rent math and limited tenant demand suggest that this area may not be ideal for Section 8 investment. Landlords should carefully weigh these factors before making any investment decisions.
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.