Location: Bradford County, PA | Metro: Bradford 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 | $820 |
| 1 Bedroom | $830 |
| 2 Bedrooms | $1,070 |
| 3 Bedrooms | $1,320 |
| 4 Bedrooms | $1,490 |
| 5 Bedrooms | $1,728 |
| 6 Bedrooms | $1,935 |
| 7 Bedrooms | $2,090 |
| 8 Bedrooms | $2,195 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,070 | $168,325 | 0.64% | D |
| 3BR | $1,320 | $198,305 | 0.67% | D |
| 4BR | $1,490 | $242,126 | 0.62% | D |
U.S. Census Bureau data (2024)
The Athens, PA (ZIP 18810) market presents a favorable environment for Section 8 investors, given the discrepancy between the HUD Fair Market Rent (FMR) and the actual market rent. For fiscal year 2026, HUD has set the FMR at $1,050 for the Athens metro area. In contrast, the Zillow Observed Rent Index (ZORI) indicates that the average market rent is currently $925. This means that landlords accepting Section 8 vouchers can expect to cashflow comfortably at the FMR rate, without the need for premium units.
To further analyze the investment potential, consider the median home value in the area, which stands at $190,567. Using this figure, we can calculate a rent-to-price ratio. With an average market rent of $925, the annual rent comes to approximately $11,100. Dividing this by the median home value gives us a rent-to-price ratio of about 5.8%, suggesting that rental income represents a significant portion of the property's value. This ratio supports the viability of rental investments over home purchases, especially for those looking to capitalize on steady rental income.
While the median Days on Market (DOM) and the percentage of price cuts are not available, these metrics typically influence the rent-versus-buy decision. However, in this case, the strong cashflow potential derived from the higher FMR compared to the actual market rent makes such data less critical. The Athens market demonstrates a clear advantage for rental properties, particularly those participating in the Section 8 program, due to the consistent demand and the ability to generate positive cashflow.
The strongest investor angle in the Athens market is cashflow. Given the difference between the HUD FMR and the local market rent, landlords can expect to see substantial monthly cashflow from Section 8 tenants, making it an attractive option for small-portfolio investors seeking reliable income streams.
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.