Location: Jacksonville, NC | Metro: Jacksonville, NC MSA
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 | $1,030 |
| 1 Bedroom | $1,030 |
| 2 Bedrooms | $1,270 |
| 3 Bedrooms | $1,760 |
| 4 Bedrooms | $2,120 |
| 5 Bedrooms | $2,459 |
| 6 Bedrooms | $2,754 |
| 7 Bedrooms | $2,974 |
| 8 Bedrooms | $3,123 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,270 | $197,007 | 0.64% | D |
| 3BR | $1,760 | $276,592 | 0.64% | D |
| 4BR | $2,120 | $381,658 | 0.56% | F |
U.S. Census Bureau data (2024)
The market analysis for Section 8 investors in ZIP code 28539, which encompasses Hubert, NC, and falls within the Onslow County and Jacksonville, NC MSA metro area, reveals a rental market that offers a balanced opportunity. The HUD Fair Market Rent (FMR) for FY 2024 is set at $1,260, while the market rent, measured by Zillow's ZORI index, stands at $1,471. This indicates that voucher tenants will cashflow marginally at the FMR rate, necessitating careful management to ensure profitability.
To derive the rent-to-price ratio, we consider the median home value of $282,835. Dividing the median home value by the annualized market rent ($1,471 * 12 months) yields a ratio of approximately 15.7:1. This suggests that the cost of owning a home is significantly higher than renting, making rental properties an attractive option for many residents. However, it also implies that landlords must be cautious about setting rents too high, as potential tenants might still find buying more affordable relative to renting.
The rental market dynamics are further underscored by the 15-day median Days on Market (DOM), indicating a relatively quick turnover for rental listings. Additionally, the 0.2% share of rental listings that require a price cut highlights a stable rental environment, where landlords can generally expect to maintain their asking rents without significant adjustments.
In summary, the strongest investor angle in ZIP 28539 is stability. With a marginal cashflow at the FMR rate, low price-cut shares, and a healthy DOM, investors can rely on consistent returns and a steady demand for rental properties. While appreciation may occur, the primary advantage lies in the predictable nature of the rental market, ensuring long-term financial security for landlords and small-portfolio investors.
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.