Location: Scioto County, OH | Metro: Huntington-Ashland, WV-KY-OH 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 | $770 |
| 1 Bedroom | $820 |
| 2 Bedrooms | $1,000 |
| 3 Bedrooms | $1,340 |
| 4 Bedrooms | $1,490 |
| 5 Bedrooms | $1,728 |
| 6 Bedrooms | $1,935 |
| 7 Bedrooms | $2,090 |
| 8 Bedrooms | $2,195 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,000 | $122,311 | 0.82% | C |
| 3BR | $1,340 | $174,956 | 0.77% | D |
U.S. Census Bureau data (2024)
South Webster, OH, in ZIP code 45682, is a modest-sized community with a total population of 2,124 residents. The area reflects a blend of homeowners and renters, with 26.7% of the population being tenants. The median household income stands at $56,250, indicating a middle-class community where financial stability is present but not overwhelming. The median home value of $143,820 suggests that the housing market is relatively affordable, making it accessible for both first-time buyers and investors looking to enter the market.
Turning to the rent economics, the Fair Market Rent (FMR) for ZIP 45682 in fiscal year 2024 is set at $860. This figure is notably higher than the current market rent, which is reported at $668 according to the latest Census American Community Survey (ACS) data. The disparity between the FMR and the market rent presents an opportunity for investors, especially those involved with Section 8 housing programs, as it allows for potential profit margins when renting out properties under the voucher program.
The question of whether this area suits a hands-off voucher operator or a hands-on value-add buyer can be addressed by examining the local dynamics. For a hands-off operator, the stable income levels and the presence of a significant number of renters make South Webster a suitable location, given the guaranteed rental income through the Section 8 program. However, for a value-add buyer, there is room to increase property values and rents, leveraging the gap between the FMR and the current market rates. Such an investor could focus on improving property conditions or offering amenities that would justify higher rents, thereby maximizing returns.
In summary, ZIP 45682 in South Webster, OH, offers a balanced environment for both types of investors. With a clear majority of homeowners and a substantial portion of renters, the area supports steady demand for affordable housing. The economic landscape, characterized by a moderate median income and a lower-than-FMR market rent, makes it particularly attractive for Section 8 investments. Whether an investor chooses a passive or active strategy will depend on their goals and risk tolerance, but both approaches have their merits in this neighborhood.
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.