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 | $930 |
| 1 Bedroom | $1,030 |
| 2 Bedrooms | $1,270 |
| 3 Bedrooms | $1,650 |
| 4 Bedrooms | $1,810 |
| 5 Bedrooms | $2,100 |
| 6 Bedrooms | $2,352 |
| 7 Bedrooms | $2,540 |
| 8 Bedrooms | $2,667 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,030 | $73,829 | 1.4% | A |
| 2BR | $1,270 | $120,651 | 1.05% | B |
| 3BR | $1,650 | $212,062 | 0.78% | D |
| 4BR | $1,810 | $273,164 | 0.66% | D |
| 5BR | $2,100 | $288,892 | 0.73% | D |
U.S. Census Bureau data (2024)
The renter's perspective in ZIP 45449, located in West Carrollton, Ohio, highlights a significant affordability gap. The median income for households here stands at $63,800. Considering this figure, the $1,378 market rate for rental properties (ZORI) represents a considerable financial burden.
To put this into context, the Fair Market Rent (FMR) for the area, which is set at $1,050 for fiscal year 2024, is significantly lower than the ZORI. This means that the government-subsidized Housing Choice Voucher program, commonly known as Section 8, pays landlords up to $1,050 per month for eligible tenants. However, the market rate is nearly $328 higher than the voucher payment standard, indicating a substantial difference between what the market demands and what the government subsidizes.
With 40.9% of the 19,066 population being renters, the competition among landlords is likely to be intense. Landlords who choose to accept Section 8 vouchers will have a steady stream of income, albeit at a lower rate compared to market rents. Those opting for cash-paying tenants may see higher monthly incomes but must contend with the challenge of finding tenants willing and able to pay the higher market rate.
The takeaway for landlords is clear: accepting Section 8 vouchers ensures consistent occupancy and income, though it comes with the trade-off of lower rent payments. For those aiming for higher returns, attracting cash-paying tenants requires positioning properties competitively within the local market, potentially through lowering rents or offering superior amenities. In either case, understanding the local economic landscape and tenant preferences is crucial for success in West Carrollton's rental market.
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.