Location: Union County, PA | Metro: Union 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 | $750 |
| 1 Bedroom | $930 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,410 |
| 4 Bedrooms | $1,700 |
| 5 Bedrooms | $1,972 |
| 6 Bedrooms | $2,209 |
| 7 Bedrooms | $2,386 |
| 8 Bedrooms | $2,505 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,010 | $211,085 | 0.48% | F |
| 3BR | $1,410 | $255,008 | 0.55% | F |
| 4BR | $1,700 | $337,589 | 0.5% | F |
U.S. Census Bureau data (2024)
Investing in Section 8 properties in ZIP code 17845 in Millmont, PA, comes with several inherent risks that must be carefully considered. Tenant turnover is a significant concern, as the market rent stands at $872 compared to the Fair Market Rent (FMR) of $970 for fiscal year 2026 in the metropolitan area. This gap suggests that tenants may find it difficult to afford the higher FMR, leading to frequent turnover and potential financial instability.
Vacancy exposure is another critical issue. The Days on Market (DOM) figure is currently unavailable, which makes it challenging to predict how long a property might remain vacant between tenants. A prolonged vacancy can significantly impact cash flow and overall profitability.
The deferred maintenance exposure is also noteworthy. With a typical home value of $240,141 and a median household income of $66,510, there's a risk that homeowners may not have the financial capacity to maintain their properties adequately. This can lead to higher repair costs and maintenance issues, which are often passed on to landlords through the Section 8 program.
However, these risks are somewhat mitigated by the high renter density in the area. The 21.7% renter share indicates a substantial demand for rental housing, which typically translates into higher demand for Section 8 vouchers. This ensures a steady stream of qualified tenants who can pay their portion of the rent consistently.
Verdict: Moderate risk for a first-time Section 8 landlord.
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.