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 | $840 |
| 1 Bedroom | $930 |
| 2 Bedrooms | $1,150 |
| 3 Bedrooms | $1,500 |
| 4 Bedrooms | $1,630 |
| 5 Bedrooms | $1,891 |
| 6 Bedrooms | $2,118 |
| 7 Bedrooms | $2,287 |
| 8 Bedrooms | $2,401 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,150 | $126,763 | 0.91% | C |
| 3BR | $1,500 | $218,609 | 0.69% | D |
| 4BR | $1,630 | $279,789 | 0.58% | F |
| 5BR | $1,891 | $301,840 | 0.63% | D |
U.S. Census Bureau data (2024)
ZIP 45415, located in Clayton, OH, within the Dayton-Kettering-Beavercreek, OH MSA metro area, serves as a strong cash-flow anchor for a Section 8 portfolio strategy. The Fair Market Rent (FMR) for ZIP 45415 in fiscal year 2024 is set at $970, which closely aligns with the market rent of $967. This minimal spread of just $3 ensures that landlords can maintain steady rental income without significant fluctuations due to market volatility.
The median home value in ZIP 45415 stands at $226,677, providing a solid foundation for property investments. Given the slight edge in FMR over market rent, landlords can secure a consistent cash flow while also having the potential for slight upward adjustments as the market evolves. The low price-cut share of 0.2% indicates that properties in this ZIP code rarely need to be discounted, maintaining their value and appeal to tenants.
While the ZIP code offers some diversification benefits with a 30.6% renter share, the primary focus should be on its role as a cash-flow anchor. The median income of $81,176 suggests a stable tenant pool who can reliably pay their rent, reducing the risk of vacancies or non-payment. Landlords can leverage this stability to ensure long-term financial security and predictability within their investment portfolios.
In summary, ZIP 45415 is best suited as a cash-flow anchor in a Section 8 portfolio strategy due to its stable rental market and minimal difference between FMR and actual market rents. This positioning allows for reliable income generation and asset preservation, making it an attractive choice for landlords and small-portfolio investors seeking consistency and security in their investments.
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.