Location: Fayette County, OH | Metro: Dayton-Kettering-Beavercreek, 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 | $790 |
| 2 Bedrooms | $1,000 |
| 3 Bedrooms | $1,300 |
| 4 Bedrooms | $1,580 |
| 5 Bedrooms | $1,833 |
| 6 Bedrooms | $2,053 |
| 7 Bedrooms | $2,217 |
| 8 Bedrooms | $2,328 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,000 | $148,823 | 0.67% | D |
| 3BR | $1,300 | $232,444 | 0.56% | F |
| 4BR | $1,580 | $275,716 | 0.57% | F |
U.S. Census Bureau data (2024)
The Section 8 thesis for ZIP code 45169, located in Sabina, Ohio, is centered around the discrepancy between the Fair Market Rent (FMR) and the actual market rent. The FMR for the area is set at $880 for fiscal year 2024, while the Census American Community Survey (ACS) indicates that the market rent stands at $810. This creates a positive gap of $70, which represents an approximate 8.6% difference between the two figures.
In this scenario where the FMR exceeds the market rent, landlords and small-portfolio investors can benefit from accepting Section 8 vouchers. Voucher tenants provide a guaranteed and steady source of income, making this a yield play. The higher FMR means that landlords can potentially receive more than the average market rate, thus increasing their rental income and improving their cash flow.
Sabina, OH, has a significant rental population, with 32.1% of residents being renters. The median home value in the area is $210,875, indicating that homeownership is relatively affordable compared to other parts of the country. However, the median household income is $52,405, which suggests that many residents might struggle to afford market-rate rents without assistance.
The cost of housing voucher tenants below open-market rates is minimal when the FMR is above the market rent. Landlords can still charge close to the FMR, knowing that the government will cover any shortfall. This arrangement ensures that landlords are not left with a lower-than-desired rental income, while also providing affordable housing options for low-income families in Sabina.
Given these conditions, landlords in ZIP 45169 should consider the benefits of accepting Section 8 vouchers. It not only helps them tap into a reliable income stream but also contributes to the local community by offering stable housing solutions to those who need it most.
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.