Location: Adams County, OH | Metro: Brown County, OH 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 | $760 |
| 1 Bedroom | $850 |
| 2 Bedrooms | $1,000 |
| 3 Bedrooms | $1,260 |
| 4 Bedrooms | $1,530 |
| 5 Bedrooms | $1,775 |
| 6 Bedrooms | $1,988 |
| 7 Bedrooms | $2,147 |
| 8 Bedrooms | $2,254 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,000 | $105,131 | 0.95% | C |
| 3BR | $1,260 | $171,794 | 0.73% | D |
| 4BR | $1,530 | $190,400 | 0.8% | C |
U.S. Census Bureau data (2024)
The ZIP code 45144, located in Manchester, Ohio, presents a challenging landscape for renters given the local economic conditions. The median income in this area stands at $41,489, which places significant constraints on the financial capabilities of potential tenants. At a market rate of $667 per month (as reported by the Census ACS), renting becomes a substantial expense relative to the average household income.
To put this into perspective, the monthly market rent represents nearly 20% of the median annual income. This figure alone highlights the struggle many households face in covering their housing costs without significant strain on other essential expenses such as food, healthcare, and education.
Comparatively, the Fair Market Rent (FMR) set by HUD for zip code 45144 in fiscal year 2024 is $860. This is significantly higher than the current market rate, indicating that voucher payments could potentially cover a larger portion of the rental cost. However, it also suggests that landlords might need to adjust their expectations if they decide to participate in the voucher program, as the actual market rate is lower than the FMR.
In Manchester, with a population of 4,119 and 24.3% of residents being renters, the affordability gap means that landlords will face stiff competition when setting rents above the market rate. Many tenants will be looking for properties that fit within their budget, making it crucial for landlords to balance between maximizing returns and ensuring their units remain attractive and affordable to potential tenants.
The takeaway for landlords considering voucher versus cash-pay strategies is clear. While voucher payments are more predictable and often higher than the current market rate, they come with additional administrative burdens and regulatory requirements. Landlords who opt for cash-paying tenants should be prepared to offer competitive pricing around the $667 mark to attract and retain tenants. Those willing to navigate the voucher system can benefit from higher, guaranteed rents but must weigh this against the potential complications and the fact that their rents will still need to be below the FMR to qualify tenants. In essence, both strategies have their merits and challenges, and the choice depends on the landlord’s tolerance for administrative overhead versus the desire for a more stable income stream.
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.