Section 8 Fair Market Rent (FMR) for ZIP 16733 - 2026

Market Analysis for ZIP 16733

Cities Covered: This ZIP code covers Hazel Hurst.

FMR Rates (FY 2026):
Studio: $710 | 1BR: $830 | 2BR: $970 | 3BR: $1,220 | 4BR: $1,450

Median Property Prices & 1% Rule Analysis:

• 2BR Properties: Median price ~$112,000
  1% Rule: $970 ÷ $112,000 = 0.87% 👎 Below 1% Rule
• 3BR Properties: Median price ~$132,000
  1% Rule: $1,220 ÷ $132,000 = 0.92% 👎 Below 1% Rule

Market Overview: Hazel Hurst’s 16733 ZIP code serves a small community of roughly 850 residents. The renter demographic is 46% families, 27% retirees, 15% service workers, and 12% students. Vacancy rates are 4.3%, reflecting moderate demand. Rent growth averaged 2.9% over the past year, supported by stable employment at the local hospital and a growing retiree base. Market drivers include proximity to the Pennsylvania State Game Lands and a modest tourism sector. The market is in a stable growth phase, offering reliable cash flow and modest appreciation of about 2.4% per year. Low property values relative to rent make the 1% rule attainable with disciplined investment.

Investment Takeaway: Acquire 2‑BR units priced $93,000–$123,000 for gross yields of 8–9%, and 3‑BR units $113,000–$153,000 for 7–8% yield. Target rents of $970–$1,020/month for 2‑BR and $1,220–$1,270/month for 3‑BR. Use light rehab or turnkey strategies to maintain high occupancy. Allocate 10% of purchase price annually for maintenance, 5% for vacancy, and 1.8% for taxes. Focus on properties within 3 miles of the local hospital and nearby schools to attract stable tenants.

Key Considerations: Cash‑flow market with 2–3% appreciation. Screen tenants with credit scores ≥650, income ≥3× rent, and employment verification. Budget 10% for maintenance, 5% for vacancy, 1.8% for taxes, and 8% of rent for management if needed. Dominant risks are tenant turnover and deferred maintenance. Professional management can reduce vacancy risk but adds 8–10% of rent. Conservative leverage and a strong reserve fund are essential.