Location: Cincinnati, OH | Metro: Cincinnati, OH-KY-IN 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 | $1,530 |
| 1 Bedroom | $1,640 |
| 2 Bedrooms | $2,100 |
| 3 Bedrooms | $2,760 |
| 4 Bedrooms | $3,120 |
| 5 Bedrooms | $3,619 |
| 6 Bedrooms | $4,053 |
| 7 Bedrooms | $4,377 |
| 8 Bedrooms | $4,596 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,100 | $291,159 | 0.72% | D |
| 3BR | $2,760 | $367,311 | 0.75% | D |
| 4BR | $3,120 | $466,787 | 0.67% | D |
| 5BR | $3,619 | $702,825 | 0.51% | F |
U.S. Census Bureau data (2024)
The real estate market in ZIP 45039, Ohio, presents a nuanced picture for both landlords and small-portfolio investors. With a median home value of $393,196, the area remains stable, indicating a balanced market where neither buyers nor sellers hold significant leverage. The fact that only 0.2% of listings have been reduced signals that sellers are maintaining their asking prices, suggesting a resilient market with strong pricing power.
A key indicator of market health is the Days on Market (DOM), which stands at a median of 11 days. This low figure suggests that homes are selling quickly, reinforcing the notion that demand outstrips supply, thereby supporting current prices. However, it also implies that any significant shift in the broader economic environment could impact this dynamic, making it essential for investors to remain vigilant and adaptable.
On the rental side, the Forward Moving Rent (FMR) for ZIP 45039 in fiscal year 2024 is projected to be $1,720, while the current market rent, as measured by the Zillow Observed Rent Index (ZORI), is $2,191. This gap indicates that rental properties are currently commanding higher rents than what the government projects as a fair market rate. For landlords, this means there is room to adjust rents downward without significantly impacting cash flow, aligning with market expectations and potentially attracting more tenants.
For long-term investors considering appreciation, the data implies a cautious approach. The stability in home values and the slight reduction in listings suggest that while appreciation might occur, it will likely be modest and tied closely to broader economic trends. The quick sale times indicate a healthy market, but the limited percentage of price reductions underscores the absence of significant upward pressure on home values.
In summary, ZIP 45039 offers a balanced environment for investment, with solid pricing power and rental income potential. Landlords should consider the FMR vs. ZORI discrepancy when setting rents, while long-term investors should anticipate modest appreciation driven by market fundamentals rather than speculative bubbles.
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.