Location: Darke County, OH | Metro: Darke County, OH
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 | $870 |
| 1 Bedroom | $870 |
| 2 Bedrooms | $1,050 |
| 3 Bedrooms | $1,410 |
| 4 Bedrooms | $1,420 |
| 5 Bedrooms | $1,647 |
| 6 Bedrooms | $1,845 |
| 7 Bedrooms | $1,993 |
| 8 Bedrooms | $2,093 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,050 | $116,642 | 0.9% | C |
| 3BR | $1,410 | $161,989 | 0.87% | C |
| 4BR | $1,420 | $236,924 | 0.6% | F |
U.S. Census Bureau data (2024)
The ZIP code 45390, located in Union City, OH, presents an interesting mix of yield and stability factors that landlords and small-portfolio investors should consider. The Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $1,000, which contrasts sharply with the local market rent of $641. This disparity suggests a higher potential yield for properties participating in the Section 8 program, as the government subsidy can significantly boost rental income above the market rate.
To quantify this yield opportunity, we can calculate the difference between the FMR and the market rent. At $1,000 per month versus $641, the additional income per unit would be $359 monthly, or $4,308 annually. This is based on the assumption that the property's value is $148,050, which means the investment has a strong potential for positive cash flow when leveraging the Section 8 program.
Moving to the stability axis, the ZIP code shows 29.8% of residents are renters. While this percentage is not exceptionally high, it indicates a stable demand for rental housing. However, the lack of data on the average days on market (DOM) suggests some uncertainty regarding how quickly units can be rented out. Despite this, the median household income of $52,150 provides a solid foundation for tenants' ability to pay rent consistently, assuming they qualify for the Section 8 program.
Given these figures, ZIP 45390 does not fit neatly into either a high-yield/low-stability flip-style market or a steady-cashflow zone. Instead, it represents a market with moderate stability and significant yield potential. The substantial gap between the FMR and the local market rent makes it attractive for those seeking to maximize their rental income through government subsidies. However, the relatively low percentage of renters and the missing DOM data indicate that while there is demand, it might not be as robust or quick-turning as in other areas with higher renter populations.
In conclusion, Union City, OH offers a balance where the potential for high yields is clear, driven by the subsidy difference of $359 per month, but the market's stability is somewhat uncertain due to limited data points. Investors should weigh these factors carefully and consider the local economic trends and tenant qualification rates before making decisions.
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.