Location: Dayton-Kettering-Beavercreek, OH | Metro: Cincinnati, OH-KY-IN HUD Metro FMR Area
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 | $1,160 |
| 1 Bedroom | $1,280 |
| 2 Bedrooms | $1,600 |
| 3 Bedrooms | $2,080 |
| 4 Bedrooms | $2,280 |
| 5 Bedrooms | $2,645 |
| 6 Bedrooms | $2,962 |
| 7 Bedrooms | $3,199 |
| 8 Bedrooms | $3,359 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,600 | $195,880 | 0.82% | C |
| 3BR | $2,080 | $369,178 | 0.56% | F |
| 4BR | $2,280 | $506,444 | 0.45% | F |
| 5BR | $2,645 | $628,682 | 0.42% | F |
U.S. Census Bureau data (2024)
ZIP 45458, located in Centerville, OH, within the Dayton-Kettering-Beavercreek, OH MSA, serves best as an appreciation play within a Section 8 portfolio strategy. The area's low price-cut share at 0.2% indicates that property values are stable and less likely to require reductions in rental rates to attract tenants. This stability is crucial for maintaining consistent cash flows, which is essential for any investment strategy but particularly for those reliant on government subsidies.
The median days on market (DOM) of 33 days also supports the appreciation play thesis. A lower DOM suggests that properties are selling quickly, which can be indicative of strong demand and potentially rising property values. For landlords and small-portfolio investors, this means that if they decide to sell their properties in the future, they are likely to find a ready market willing to pay a fair price or possibly even more, given the trend towards appreciation.
While the spread between the Fair Market Rent (FMR) of $1260 for ZIP 45458 and the market rent of $1,716 shows that there could be opportunities to increase rental income beyond Section 8 limits, this should not be the primary focus. The median home value of $417,810 is relatively high compared to some other areas, but the key metric here is the 0.2% price-cut share and the 33-day DOM, both pointing towards a favorable environment for property appreciation.
The renter share of 24.5% and median income of $110,150 suggest a moderate level of tenant diversity and financial stability. However, these factors alone do not make ZIP 45458 a strong candidate for being solely a diversifier. Instead, the combination of low price-cut share and quick sales cycles makes it a solid choice for appreciation-focused investments.
In conclusion, ZIP 45458 is best suited as an appreciation play due to its low price-cut share and quick sales cycles, which indicate a strong potential for property value growth over time. This aligns well with long-term investment strategies for landlords and small-portfolio investors looking to build wealth through real estate.
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.