Location: Miami-Miami Beach-Kendall, FL | Metro: Miami-Miami Beach-Kendall, FL HUD Metro FMR Area
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 | $1,910 |
| 1 Bedroom | $2,080 |
| 2 Bedrooms | $2,510 |
| 3 Bedrooms | $3,210 |
| 4 Bedrooms | $3,670 |
| 5 Bedrooms | $4,257 |
| 6 Bedrooms | $4,768 |
| 7 Bedrooms | $5,149 |
| 8 Bedrooms | $5,406 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,080 | $180,395 | 1.15% | B |
| 2BR | $2,510 | $236,591 | 1.06% | B |
| 3BR | $3,210 | $567,746 | 0.57% | F |
| 4BR | $3,670 | $656,030 | 0.56% | F |
| 5BR | $4,257 | $720,823 | 0.59% | F |
U.S. Census Bureau data (2024)
Hialeah’s 33012 ZIP code is a dense, predominantly Cuban-American enclave known for its working-class character, active commercial corridors, and suburban feel within the Miami-Dade metro area. The neighborhood features a mix of mid-century single-family homes and multi-unit apartment buildings, offering a robust environment for long-term rental investments. A major institutional presence driving local stability is the Hialeah Hospital, which serves as a significant employer and anchor for the surrounding healthcare district.
From a numerical standpoint, the HUD FY2026 Fair Market Rent for a 2-bedroom unit is set at $2,450, while current market rents (Zillow ZORI) sit at $2,263. This creates a scenario where the payment standard actually exceeds the going market rate by $187, theoretically allowing for cash flow if acquisition costs are managed. However, the median home value stands at $383,791, and properties are moving relatively slowly with a median of 68 days on market, suggesting that buyers have negotiating power despite the higher allowable rent.
With a renter share of 51.2% and a median household income of $51,450, the tenant pool is substantial but budget-conscious. This income level suggests that many working families may qualify for housing assistance, driving steady voucher demand. The area is served by Miami-Dade County Public Schools, including notable campuses such as Hialeah-Miami Lakes Senior High, and offers convenient access to major transit routes like the Palmetto Expressway, enhancing the neighborhood’s appeal for renters reliant on public transportation.
The strongest investor angle in 33012 is immediate cash flow backed by federal subsidies. Because the 2-bedroom FMR ($2,450) is higher than the prevailing market rent ($2,263), investors can secure guaranteed payments that cover the full market rate and potentially more, mitigating vacancy risk. With median 2BR sale prices at $237,297, the spread between acquisition cost and subsidized rent creates a favorable yield environment for Section 8 portfolios seeking reliable income over rapid appreciation.
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.