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 | $780 |
| 1 Bedroom | $920 |
| 2 Bedrooms | $1,030 |
| 3 Bedrooms | $1,330 |
| 4 Bedrooms | $1,550 |
| 5 Bedrooms | $1,798 |
| 6 Bedrooms | $2,014 |
| 7 Bedrooms | $2,175 |
| 8 Bedrooms | $2,284 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,030 | $148,914 | 0.69% | D |
| 3BR | $1,330 | $180,513 | 0.74% | D |
U.S. Census Bureau data (2024)
The Section 8 thesis for ZIP 25515 in Henderson, WV, centers on the significant gap between the Fair Market Rent (FMR) and the actual market rent. The FMR for a metro area in fiscal year 2026 is set at $970, while the current market rent remains unspecified. This gap is crucial because it directly affects the profitability of properties rented to voucher holders.
In Henderson, WV, where 12.5% of residents are renters, the median home value stands at $160,044, and the median household income is $46,904. Given these economic conditions, the FMR of $970 is notably lower than the median income, suggesting that voucher tenants can be a reliable source of rental income.
The gap between the FMR and the market rent means that landlords who accept vouchers are effectively renting below the open-market rate. This can lead to reduced profit margins per unit but ensures a steady stream of tenants. For small-portfolio investors, this scenario can still present a yield play due to the lower risk of vacancy and the stability provided by government-backed payments.
However, if the market rent were to be higher than the FMR, landlords would face a different challenge. They would have to decide whether to rent their units to voucher holders at a lower rate or to seek higher-paying tenants. The median income in the area suggests that finding tenants willing to pay above the FMR could be difficult, making the decision to accept vouchers a practical choice for many.
To conclude, the Section 8 program in ZIP 25515 offers a balance between ensuring affordable housing and providing landlords with a predictable income source. While the exact market rent is currently unknown, the FMR of $970 serves as a benchmark for evaluating the financial viability of renting to voucher tenants in this region.
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.