Location: Adams County, OH | Metro: Adams County, OH
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 | $760 |
| 1 Bedroom | $850 |
| 2 Bedrooms | $1,000 |
| 3 Bedrooms | $1,250 |
| 4 Bedrooms | $1,320 |
| 5 Bedrooms | $1,531 |
| 6 Bedrooms | $1,715 |
| 7 Bedrooms | $1,852 |
| 8 Bedrooms | $1,945 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,000 | $149,266 | 0.67% | D |
| 3BR | $1,250 | $207,602 | 0.6% | D |
| 4BR | $1,320 | $262,816 | 0.5% | F |
U.S. Census Bureau data (2024)
The real estate landscape in ZIP 45693, West Union, OH, is marked by a median home value of $188,952. This figure, alongside the observation that only 0.1% of listings have seen price reductions, indicates a stable market where sellers maintain significant pricing power. The negligible percentage of reduced listings suggests that homes are generally selling at or near their asking prices, a trend that supports the idea of sustained seller dominance over the next 12-24 months.
The median days on market (DOM) being listed as N/A could imply that sales are closing quickly, further reinforcing the strength of the seller's position. In such an environment, landlords and small-portfolio investors can expect to hold onto their properties without facing substantial downward pressure on property values. The setup points to a scenario where maintaining current prices or even slightly increasing them might be feasible, given the minimal competition from reduced listings.
On the rental side, the Federal Market Rent (FMR) for the metro area is projected at $970 for fiscal year 2026, while the current market rent stands at $714 based on Census ACS data. This discrepancy signals a potential upward trajectory in rental prices, aligning with the broader stability and slight appreciation seen in home values. Landlords can consider adjusting rents incrementally towards the FMR level as the market moves closer to the forecasted period.
For long-term holding investors, the realistic appreciation thesis is anchored in the current stability and the projected increase in rental values. The data does not support a robust appreciation scenario due to the low rate of price reductions and the lack of significant historical appreciation trends. However, the combination of steady home values and rising rental rates offers a solid foundation for generating consistent cash flow and modest capital appreciation. Investors should focus on property maintenance and strategic rental pricing adjustments to leverage this market dynamic effectively.
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.