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 | $1,060 |
| 1 Bedroom | $1,180 |
| 2 Bedrooms | $1,460 |
| 3 Bedrooms | $1,900 |
| 4 Bedrooms | $2,080 |
| 5 Bedrooms | $2,413 |
| 6 Bedrooms | $2,703 |
| 7 Bedrooms | $2,919 |
| 8 Bedrooms | $3,065 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,180 | $103,098 | 1.14% | B |
| 2BR | $1,460 | $190,907 | 0.76% | D |
| 3BR | $1,900 | $325,406 | 0.58% | F |
| 4BR | $2,080 | $413,436 | 0.5% | F |
| 5BR | $2,413 | $498,199 | 0.48% | F |
U.S. Census Bureau data (2024)
In ZIP code 45459 of Dayton, OH, landlords considering Section 8 investments face several challenges. First, tenant turnover can be higher due to the significant gap between the market rent of $1,538 and the Fair Market Rent (FMR) of $1,170 for FY 2024. This discrepancy can make it difficult to attract tenants who qualify for the program, leading to higher vacancy rates. With an average Days on Market (DOM) of only 10 days, there's a relatively low risk of extended vacancies once a property is listed, but the initial challenge of finding qualified tenants remains.
Second, deferred maintenance poses a risk. The typical home value in this area is $332,136, while the median household income is $89,592. These figures suggest that many homeowners might struggle to keep up with major repairs and maintenance, which could affect the overall quality of rental properties in the area. Landlords must be prepared to invest in maintaining their properties to meet Section 8 standards and to compete with other rental options.
However, these risks are offset by the high renter share of 33.6%. A large percentage of renters typically indicates higher demand for housing assistance vouchers, making it easier to find tenants willing to use Section 8. Additionally, the high concentration of renters often correlates with a stable rental market, even if individual tenant turnover is higher.
The verdict for a first-time Section 8 landlord in ZIP 45459 is moderate risk. While there are challenges in attracting tenants and maintaining properties, the strong demand for rental housing and quick market absorption provide a solid foundation for successful investment.
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.