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 | $1,320 |
| 1 Bedroom | $1,460 |
| 2 Bedrooms | $1,810 |
| 3 Bedrooms | $2,350 |
| 4 Bedrooms | $2,570 |
| 5 Bedrooms | $2,981 |
| 6 Bedrooms | $3,339 |
| 7 Bedrooms | $3,606 |
| 8 Bedrooms | $3,786 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,810 | $203,808 | 0.89% | C |
| 3BR | $2,350 | $315,775 | 0.74% | D |
| 4BR | $2,570 | $441,443 | 0.58% | F |
| 5BR | $2,981 | $538,853 | 0.55% | F |
U.S. Census Bureau data (2024)
The ZIP code 45434 in Beavercreek, OH, is characterized by a relatively small population of 12,529 residents, where only 8.9% are renters. The area boasts a high median income of $135,948, reflecting an affluent community. Median home values are also quite high at $379,747, indicating that homeownership is both desirable and feasible for many in the neighborhood.
Turning to the rental economics, the Fair Market Rent (FMR) for the zip code in fiscal year 2024 is set at $1340. This figure contrasts with the actual market rent, which stands at $1,632 according to Census ACS data. This suggests that there is a premium for rentals above the FMR level, potentially offering opportunities for landlords who can manage properties to meet the higher demand.
Given these factors, ZIP 45434 is more suited for a hands-on value-add buyer rather than a hands-off voucher operator. The relatively low percentage of renters and the high median income indicate a market where tenants are likely to be selective and willing to pay more for quality accommodations. Landlords and investors who are prepared to invest in property improvements and management practices will find themselves better positioned to capitalize on the existing rental dynamics and attract higher-paying tenants.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). 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.