Location: Dayton-Kettering-Beavercreek, 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 | $730 |
| 1 Bedroom | $810 |
| 2 Bedrooms | $1,000 |
| 3 Bedrooms | $1,300 |
| 4 Bedrooms | $1,430 |
| 5 Bedrooms | $1,659 |
| 6 Bedrooms | $1,858 |
| 7 Bedrooms | $2,007 |
| 8 Bedrooms | $2,107 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,000 | $182,412 | 0.55% | F |
| 3BR | $1,300 | $268,091 | 0.48% | F |
| 4BR | $1,430 | $303,648 | 0.47% | F |
U.S. Census Bureau data (2024)
The potential pitfalls of investing in ZIP 45359 under the Section 8 program are significant. Tenant turnover is likely to be high due to the disparity between the market rent of $739 and the Fair Market Rent (FMR) set at $880 for FY 2024. This mismatch can lead to difficulties in attracting tenants willing to pay the higher FMR rate, which is subsidized by the government. The vacancy exposure is also notable, as the Days on Market (DOM) data is currently unavailable, suggesting inconsistent performance in filling rental units promptly.
Deferred maintenance poses another risk. With a typical home value of $242,290 and a median income of $77,083, there's a considerable gap that could limit the ability of landlords to invest in necessary repairs and improvements without additional financial strain. The lower median income might also affect the willingness of tenants to cover non-rent related costs, such as utilities or maintenance fees.
However, these risks must be weighed against the high renter share in the area, which stands at 20.9%. High renter density typically translates into higher demand for housing vouchers, thus potentially stabilizing occupancy rates. Despite the challenges, the presence of many renters could provide a steady stream of Section 8 tenants, mitigating some of the financial uncertainties associated with property management.
Verdict: Moderate risk for a first-time Section 8 landlord.
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.