Location: Clinton County, PA | Metro: State College, PA MSA
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 | $1,070 |
| 1 Bedroom | $1,080 |
| 2 Bedrooms | $1,270 |
| 3 Bedrooms | $1,590 |
| 4 Bedrooms | $1,680 |
| 5 Bedrooms | $1,949 |
| 6 Bedrooms | $2,183 |
| 7 Bedrooms | $2,358 |
| 8 Bedrooms | $2,476 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,270 | $227,875 | 0.56% | F |
| 3BR | $1,590 | $273,599 | 0.58% | F |
| 4BR | $1,680 | $370,768 | 0.45% | F |
U.S. Census Bureau data (2024)
The real estate landscape in ZIP code 16841, Howard, PA, presents a nuanced picture for both landlords and small-portfolio investors. With a median home value of $274,845, the area reflects a stable residential market, suggesting that property values have remained consistent over recent periods. The absence of percentage reductions in listings and the unspecified median days on market (DOM) indicate a balanced market where neither buyers nor sellers hold a significant advantage, implying that current pricing power will likely remain steady over the next 12 to 24 months.
On the rental side, the Fair Market Rent (FMR) for ZIP 16841 for fiscal year 2024 is set at $1,160. This figure contrasts with the current market rent of $1,023, based on Census ACS data. The higher FMR suggests potential upward pressure on rental rates, aligning with expectations for modest growth in the rental market. Landlords can anticipate gradual increases in rental income as the market adjusts towards the FMR levels.
For long-term investors, the setup implies a realistic appreciation thesis grounded in the local economy's stability and the gradual alignment of market rents with FMRs. However, the lack of specific data on listing reductions and DOM indicates that rapid appreciation is unlikely. Instead, the market signals a slow and steady growth pattern, beneficial for those looking to hold properties for extended periods without expecting dramatic short-term gains.
The consistent median home value and the gradual rise in rental rates suggest that Howard, PA, offers a reliable investment opportunity. Long-term investors should focus on maintaining properties and adjusting rental prices gradually to reflect the market conditions and FMR guidelines. This approach ensures a sustainable income stream and aligns with the expected long-term appreciation trends in the area.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). 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.