Location: Youngstown-Warren, OH | Metro: Youngstown-Warren, 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 | $760 |
| 1 Bedroom | $800 |
| 2 Bedrooms | $1,000 |
| 3 Bedrooms | $1,300 |
| 4 Bedrooms | $1,370 |
| 5 Bedrooms | $1,589 |
| 6 Bedrooms | $1,780 |
| 7 Bedrooms | $1,922 |
| 8 Bedrooms | $2,018 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,000 | $106,941 | 0.94% | C |
| 3BR | $1,300 | $148,009 | 0.88% | C |
| 4BR | $1,370 | $171,573 | 0.8% | D |
U.S. Census Bureau data (2024)
The ZIP code 44446, located in Niles, Ohio, presents an interesting scenario for both renters and landlords. The median household income here stands at $50,468, which places significant constraints on the ability of residents to afford housing at the market rate of $1,090 per month (ZORI). This figure represents nearly 26% of the median annual income, making it challenging for many households to find affordable rental options without financial assistance.
In comparison, the Housing Choice Voucher Program (commonly known as Section 8) offers a more manageable payment standard. For fiscal year 2024, the Fair Market Rent (FMR) for ZIP 44446 is set at $870 per month. This amount is considerably lower than the market rate, allowing tenants who receive vouchers to allocate a smaller portion of their income towards rent, thus easing their financial burden.
Niles has a relatively high percentage of renters at 43.9%, indicating a robust demand for rental properties. However, with a total population of 20,060, the competition among landlords can be fierce, especially when considering the affordability gap between market rates and the FMR. This disparity means that landlords might have to choose between accepting vouchers, which guarantee steady but capped rental payments, or focusing on cash-paying tenants who might be able to afford higher rents but are fewer in number due to economic realities.
The takeaway for landlords is clear: while cash-paying tenants offer potentially higher monthly rents, the reliance on such a strategy could limit the pool of potential tenants given the economic conditions in Niles. On the other hand, participating in the voucher program can provide a stable tenant base and ensure occupancy, even if it means accepting a lower monthly rent. Landlords should consider the balance between short-term revenue and long-term stability when deciding their rental strategies in ZIP 44446.
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.