Location: Middlesex County, VA | Metro: Middlesex County, VA
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 | $1,150 |
| 1 Bedroom | $1,160 |
| 2 Bedrooms | $1,400 |
| 3 Bedrooms | $1,670 |
| 4 Bedrooms | $2,170 |
| 5 Bedrooms | $2,517 |
| 6 Bedrooms | $2,819 |
| 7 Bedrooms | $3,045 |
| 8 Bedrooms | $3,197 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,400 | $284,055 | 0.49% | F |
| 3BR | $1,670 | $355,501 | 0.47% | F |
U.S. Census Bureau data (2024)
ZIP code 23169, located in Topping, VA, within the Middlesex County, VA metro area, is best suited as a cash-flow anchor within a Section 8 portfolio strategy. The Federal Market Rent (FMR) for FY 2026 in this metro area is set at $1,480, which significantly exceeds the current market rent of $860. This spread ensures that landlords can rely on steady, above-market rental income from Section 8 tenants.
The median home value in ZIP 23169 is $349,886. While this figure is higher compared to some rural areas, it remains relatively low compared to urban centers. This makes it an attractive option for landlords looking to secure properties at a lower cost while benefiting from higher rental rates through Section 8 vouchers.
The ZIP code does not present strong opportunities for appreciation or quick turnover, as evidenced by the lack of data on price-cut shares and days on market (DOM). However, the stability of Section 8 rents compensates for this, providing a reliable source of income regardless of market fluctuations.
With a renter share of 9.0%, the ZIP code has a modest but manageable percentage of renters, indicating that there is a reasonable demand for rental properties without the risks associated with highly rented areas. The median income of $71,964 suggests that residents have the financial stability necessary to support long-term tenancy and reduced risk of default.
In summary, ZIP 23169 is ideal as a cash-flow anchor due to the substantial difference between the FMR and market rent, ensuring landlords receive a stable and above-average income. The combination of moderate home values and steady tenant demographics further supports this classification.
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.