Location: Mason County, KY | Metro: Fleming County, KY
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 | $710 |
| 1 Bedroom | $790 |
| 2 Bedrooms | $990 |
| 3 Bedrooms | $1,180 |
| 4 Bedrooms | $1,460 |
| 5 Bedrooms | $1,694 |
| 6 Bedrooms | $1,897 |
| 7 Bedrooms | $2,049 |
| 8 Bedrooms | $2,151 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $990 | $83,074 | 1.19% | B |
| 3BR | $1,180 | $180,045 | 0.66% | D |
| 4BR | $1,460 | $263,936 | 0.55% | F |
| 5BR | $1,694 | $333,724 | 0.51% | F |
U.S. Census Bureau data (2024)
ZIP code 41056 encompasses a part of Maysville, Kentucky, characterized by a modest-sized population of 13,445 residents. The neighborhood has a significant rental market presence, with 38.4% of the population being renters. This indicates a steady demand for rental properties, which can be beneficial for investors looking to enter the market. The median household income in this area stands at $47,141, suggesting a middle-class community. Median home values in the region are set at $160,140, reflecting an affordable housing market that could attract a broad range of buyers and renters.
Moving into the realm of rent economics, the Fair Market Rent (FMR) for the metro area in fiscal year 2026 is projected to be $910. However, the current market rent, according to Census ACS data, is significantly lower at $718. This discrepancy presents an opportunity for investors who can manage properties efficiently to capture the difference between the FMR and the actual market rates, potentially earning higher returns through Section 8 participation.
The question then arises: is ZIP 41056 better suited for a hands-off voucher operator or a hands-on value-add buyer? Given the lower market rent compared to the FMR, a hands-on approach might yield greater benefits. Investors willing to actively manage their properties or improve them could position themselves to charge closer to the FMR, thereby maximizing their investment potential. For those preferring a hands-off strategy, the existing demand for rental properties combined with the relatively stable income levels suggests that there would still be a reliable tenant base, making it a viable option for passive income generation through Section 8 vouchers.
In summary, ZIP 41056 offers a balanced environment for both hands-off and hands-on Section 8 investors. The neighborhood's characteristics support a steady rental market, while the economic indicators point towards opportunities for value addition and improved returns. Whether seeking passive income or a more active role in property management, this area presents a solid foundation for investment.
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.