Location: Canton-Massillon, OH | Metro: Akron, OH 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 | $860 |
| 1 Bedroom | $930 |
| 2 Bedrooms | $1,200 |
| 3 Bedrooms | $1,450 |
| 4 Bedrooms | $1,580 |
| 5 Bedrooms | $1,833 |
| 6 Bedrooms | $2,053 |
| 7 Bedrooms | $2,217 |
| 8 Bedrooms | $2,328 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,200 | $188,773 | 0.64% | D |
| 3BR | $1,450 | $307,521 | 0.47% | F |
| 4BR | $1,580 | $352,590 | 0.45% | F |
U.S. Census Bureau data (2024)
Atwater, OH, located in ZIP code 44201, is a small suburban neighborhood with a total population of 6,666 residents. Only 12.4% of the residents are renters, indicating a predominantly owner-occupied community. The median household income here stands at $79,459, which is above the national average, reflecting a stable and economically comfortable environment. The median home value in Atwater is $290,132, suggesting a middle to upper-middle-class residential area where homes are valued fairly high.
The economic landscape for rental properties in Atwater is influenced by the Federal Market Rent (FMR) and the actual market rent. For fiscal year 2024, the FMR is set at $1,120, which is higher than the reported market rent of $1,017 according to the latest Census American Community Survey (ACS). This discrepancy means that landlords participating in the Section 8 program can expect to receive slightly more per unit than the typical market rate, providing a modest financial cushion.
Given these figures, ZIP 44201 is suitable for both hands-off voucher operators and hands-on value-add buyers. For hands-off operators, the higher FMR compared to market rent ensures steady cash flow without the need for active property management. However, for those interested in value-add strategies, there is potential to improve property conditions and increase rents closer to the FMR level, thereby enhancing profitability. In either case, the relatively low percentage of renters and the strong median income suggest a reliable tenant pool and less risk of default.
To summarize, Atwater, OH offers a stable and financially viable opportunity for Section 8 investors. Whether you prefer a passive investment approach or an active one, the data points to a favorable outcome with minimal risk. The slight premium offered by the FMR over market rates makes it particularly attractive for those looking to leverage the Section 8 program.
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.