Location: Clinton County, OH | Metro: Clinton County, OH
| Unit Size | Monthly FMR |
|---|---|
| Studio | $760 |
| 1 Bedroom | $790 |
| 2 Bedrooms | $1,000 |
| 3 Bedrooms | $1,300 |
| 4 Bedrooms | $1,590 |
| 5 Bedrooms | $1,844 |
| 6 Bedrooms | $2,065 |
| 7 Bedrooms | $2,230 |
| 8 Bedrooms | $2,342 |
U.S. Census Bureau data (2024)
ZIP 45164, located in Clinton County, OH, is an ideal cash-flow anchor for a Section 8 portfolio strategy. The Federal Market Rent (FMR) for the metro area in fiscal year 2026 is set at $970, which stands as a benchmark for rental rates in the region. In contrast, the current market rent for the area is $850. This creates a positive spread of $120 per unit, indicating that properties in this ZIP can be rented at rates above the market average when participating in the Section 8 program.
The median home value in ZIP 45164 is currently not available, but this does not detract from its potential as a stable cash flow source. The primary advantage here lies in the guaranteed income stream provided by the Section 8 program, which is especially valuable in areas where market rents are lower. Landlords can rely on the government subsidies to ensure they receive the full FMR of $970, thus stabilizing their income and providing a buffer against economic downturns or local market fluctuations.
A cash-flow anchor property is one that provides consistent, reliable income. ZIP 45164 fulfills this role due to the predictable nature of Section 8 payments. While appreciation plays and diversifiers have their merits, ZIP 45164's strong cash flow characteristics make it a solid foundation for a Section 8 portfolio. The $120 spread per unit ensures that landlords can cover expenses and still generate profit, making it a dependable asset in a larger investment strategy.
The 13.3% renter share and median income of $48,750 provide additional context. These figures suggest that while there is a significant portion of renters, the overall income level is moderate. This implies that the demand for affordable housing, which Section 8 addresses, is likely to remain steady. Furthermore, the lack of data on price-cut shares and days on market (DOM) indicates that appreciation might not be the primary focus for this ZIP code, reinforcing its suitability as a cash-flow anchor rather than an appreciation play.
In summary, ZIP 45164 should be considered a cash-flow anchor within a Section 8 portfolio strategy. Its ability to leverage higher FMR rates against lower market rents, coupled with the stability of government-backed rental assistance, makes it a valuable component for landlords seeking consistent returns.
Data Sources: FMR data from HUD (2027). 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.