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 | $1,140 |
| 1 Bedroom | $1,270 |
| 2 Bedrooms | $1,570 |
| 3 Bedrooms | $2,040 |
| 4 Bedrooms | $2,230 |
| 5 Bedrooms | $2,587 |
| 6 Bedrooms | $2,897 |
| 7 Bedrooms | $3,129 |
| 8 Bedrooms | $3,285 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,570 | $171,230 | 0.92% | C |
| 3BR | $2,040 | $229,790 | 0.89% | C |
| 4BR | $2,230 | $357,934 | 0.62% | D |
| 5BR | $2,587 | $401,591 | 0.64% | D |
U.S. Census Bureau data (2024)
The Section 8 thesis in ZIP code 45431, which encompasses Beavercreek, OH, is centered around the disparity between the Fair Market Rent (FMR) and the actual market rent. For fiscal year 2024, the FMR stands at $1,330, while the Zillow Observed Rent Index (ZORI) indicates that the market rent is $1,750. This creates a gap of $420, or approximately 31.5%, between what landlords can charge and what the government will subsidize through the Housing Choice Voucher program.
Given that the FMR is lower than the market rent, landlords must consider the financial implications of accepting housing vouchers. The subsidy covers only up to the FMR, meaning landlords receive $1,330 per month for a unit that could otherwise be rented at $1,750. In Beavercreek, where 49.6% of residents are renters, and the median home value is $252,400, the decision to participate in Section 8 becomes a strategic choice. Accepting vouchers means foregoing the additional $420 per unit each month, but it also ensures a stable tenant base with guaranteed rental income.
In this context, the median income of $83,175 suggests that many residents might find it challenging to afford market rents, making the Section 8 program particularly attractive. However, landlords should weigh the benefits of steady occupancy against the lower rental income. For small-portfolio investors, the decision often comes down to the balance between immediate cash flow and long-term stability.
To illustrate the impact, let's break it down further:
The decision to participate in Section 8 in Beavercreek, OH, should be based on an assessment of the local rental market, the landlord's financial goals, and the potential for long-term tenant relationships. While the immediate financial impact is clear, the broader economic context of Beavercreek makes the program a viable option for maintaining a fully rented property portfolio.
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.