Location: Champaign 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 | $990 |
| 1 Bedroom | $1,100 |
| 2 Bedrooms | $1,360 |
| 3 Bedrooms | $1,770 |
| 4 Bedrooms | $1,930 |
| 5 Bedrooms | $2,239 |
| 6 Bedrooms | $2,508 |
| 7 Bedrooms | $2,709 |
| 8 Bedrooms | $2,844 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,770 | $362,941 | 0.49% | F |
| 4BR | $1,930 | $496,585 | 0.39% | F |
U.S. Census Bureau data (2024)
ZIP code 45312, located within the Champaign County, OH metro area, presents a unique profile when compared to typical ZIP codes in the county. The Fair Market Rent (FMR) for 45312 stands at $880 for fiscal year 2024, which is notably lower than the market rent of $1,156. This indicates that 45312 is more affordable for tenants receiving Section 8 assistance, who can find housing within their budget constraints.
The median home value in 45312 is $357,132, which is slightly above average for the Champaign County, OH metro area. However, it's the 4.3% renter share that truly sets this ZIP apart. In many cases, a higher renter share with below-average home values might signal a prime opportunity for landlords and small-portfolio investors interested in Section 8 properties. Yet, given the higher-than-average home values, 45312 does not fit the typical pattern of a value pocket.
Instead, the combination of a relatively low FMR ($880) and a modest renter share (4.3%) suggests that 45312 is likely a mid-tier neighborhood within the Champaign County, OH metro. It offers a balance between accessibility for Section 8 tenants and a stable market for property owners, without the premium associated with higher-end areas. The disparity between FMR and market rent also highlights the potential for landlords to attract both subsidized and non-subsidized tenants, depending on their pricing strategy.
To summarize, ZIP 45312 appears to be a mid-tier neighborhood that could offer opportunities for landlords and small-portfolio investors looking to engage with a mix of Section 8 and general market tenants. Its home values and renter share indicate a moderate investment environment, suitable for those seeking a balanced approach to real estate within the Champaign County, OH metro.
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.