Location: Mason County, WV | Metro: Mason County, WV
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 | $910 |
| 1 Bedroom | $1,070 |
| 2 Bedrooms | $1,210 |
| 3 Bedrooms | $1,530 |
| 4 Bedrooms | $1,640 |
| 5 Bedrooms | $1,902 |
| 6 Bedrooms | $2,130 |
| 7 Bedrooms | $2,300 |
| 8 Bedrooms | $2,415 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,210 | $91,963 | 1.32% | A |
| 3BR | $1,530 | $145,624 | 1.05% | B |
U.S. Census Bureau data (2024)
The ZIP code 25260 represents a small, rural neighborhood in West Virginia, characterized by a modest population of 1,298 residents. The area has a relatively low percentage of renters at 19.0%, suggesting a community where homeownership is more prevalent. However, the median income of $49,167 indicates that while the residents are not in dire financial straits, they may still benefit significantly from rental assistance programs such as Section 8. This is further underscored by the median home value of $114,829, which is within reach for many families but could still be a significant portion of their income.
Moving into the specifics of rental economics, the Fair Market Rent (FMR) for ZIP 25260, as set by HUD for the fiscal year 2026, is $1,100. This figure stands in contrast to the market rent reported by the Census Bureau's American Community Survey (ACS), which is $983. The difference between the FMR and the market rent suggests an opportunity for landlords and small-portfolio investors to potentially charge rents that align with the higher HUD benchmark, thereby maximizing returns while still remaining within the bounds of affordability for Section 8 participants.
Given these economic conditions, ZIP 25260 would likely suit both hands-off voucher operators and hands-on value-add buyers. For hands-off operators, the lower percentage of renters means fewer properties will require extensive management, simplifying operations. Meanwhile, hands-on value-add buyers can leverage the disparity between FMR and market rent to renovate properties and increase rents, improving cash flow and property values over time. The key for any investor in this ZIP code is to balance the desire for higher returns with the need to maintain affordability for Section 8 tenants, ensuring compliance and tenant satisfaction.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.