Location: Champaign County, OH | Metro: Champaign County, OH
| Unit Size | Monthly FMR |
|---|---|
| Studio | $780 |
| 1 Bedroom | $880 |
| 2 Bedrooms | $1,110 |
| 3 Bedrooms | $1,440 |
| 4 Bedrooms | $1,560 |
| 5 Bedrooms | $1,810 |
| 6 Bedrooms | $2,027 |
| 7 Bedrooms | $2,189 |
| 8 Bedrooms | $2,298 |
U.S. Census Bureau data (2024)
The ZIP code 45389 is characterized by a relatively small and tight-knit community with a total population of 708 residents. Only 14.3% of these residents are renters, indicating a predominantly owner-occupied area. The median household income stands at $62,250, which places it above the national average, suggesting a middle-class demographic. Median home values in the area are set at $147,828, reflecting an affordable housing market.
Moving into the realm of rental economics, the Fair Market Rent (FMR) for the metro area in fiscal year 2026 is projected to be $1,060. In contrast, the current market rent, according to Census ACS data, is $979. This discrepancy between the FMR and the actual market rent points to a potential opportunity for landlords who can leverage the higher FMR rates offered through Section 8 vouchers.
Considering the profile of potential investors, ZIP 45389 is well-suited for both hands-off voucher operators and hands-on value-add buyers. For hands-off operators, the alignment with Section 8 programs provides a stable and predictable income stream, given the modest gap between FMR and market rent. On the other hand, hands-on buyers have the chance to increase property values and rents over time, benefiting from the middle-income base and the likelihood of tenants being able to afford slightly higher rents as they stabilize their financial situations with the help of vouchers.
In summary, ZIP 45389 presents a balanced investment opportunity with a solid foundation for both passive and active management styles. The relatively low percentage of renters and the affordability of the housing market make it a prime location for landlords looking to diversify their portfolio with Section 8 properties.
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.