Location: Youngstown-Warren, 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 | $790 |
| 1 Bedroom | $850 |
| 2 Bedrooms | $1,060 |
| 3 Bedrooms | $1,360 |
| 4 Bedrooms | $1,450 |
| 5 Bedrooms | $1,682 |
| 6 Bedrooms | $1,884 |
| 7 Bedrooms | $2,035 |
| 8 Bedrooms | $2,137 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,060 | $205,669 | 0.52% | F |
| 3BR | $1,360 | $273,780 | 0.5% | F |
| 4BR | $1,450 | $349,075 | 0.42% | F |
U.S. Census Bureau data (2024)
The rent math in ZIP code 44491, located in West Farmington, OH, within the Youngstown-Warren, OH MSA metro area, does not favor landlords. The Fair Market Rent (FMR) set at $930 for fiscal year 2024 contrasts sharply with the actual market rent reported by the Census ACS, which stands at $736. This discrepancy means that landlords may struggle to cover their costs if they rely on the FMR to set rental rates.
Acquisition in this area is somewhat affordable, with a median home value of $268,540. However, the lack of data regarding the number of days on the market (DOM) and the percentage of homes needing price cuts to sell suggests that the market dynamics are unclear. Landlords should proceed with caution when considering property purchases, given these unknowns.
Tenant demand is relatively low in ZIP 44491. With a total population of 3,653 and only 13.9% of residents being renters, the pool of potential tenants is limited. This could make it difficult to find and retain tenants, especially if market rents are already lower than what might be necessary to cover operational costs.
Verdict: The analysis of ZIP 44491 indicates that while the acquisition cost is reasonable, the rent math is unfavorable due to the significant gap between the FMR and the actual market rent. Furthermore, the limited tenant demand poses additional challenges for landlords and small-portfolio investors. It is advisable to consider these factors carefully before investing in this market.
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.