Location: Mercer County, OH | Metro: Auglaize 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 | $780 |
| 1 Bedroom | $820 |
| 2 Bedrooms | $1,030 |
| 3 Bedrooms | $1,290 |
| 4 Bedrooms | $1,510 |
| 5 Bedrooms | $1,752 |
| 6 Bedrooms | $1,962 |
| 7 Bedrooms | $2,119 |
| 8 Bedrooms | $2,225 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $820 | $140,055 | 0.59% | F |
| 2BR | $1,030 | $178,041 | 0.58% | F |
| 3BR | $1,290 | $274,601 | 0.47% | F |
| 4BR | $1,510 | $319,129 | 0.47% | F |
| 5BR | $1,752 | $372,529 | 0.47% | F |
U.S. Census Bureau data (2024)
The ZIP code 45822, located in Celina, Ohio, presents a unique balance between yield and stability that is favorable for both high-yield seekers and those looking for steady cash flow. The Federal Market Rent (FMR) for the metro area in fiscal year 2026 is set at $1,040. This figure represents the maximum rent that can be charged for a property under the Section 8 program, which is significantly higher than the local market rate of $784. This disparity indicates a potential high-yield opportunity for landlords who can navigate the Section 8 process effectively.
The median home value in ZIP 45822 stands at $239,001. This valuation is crucial when considering the initial investment required to enter the market. Coupled with the FMR, it suggests a strong potential for rental income relative to property costs. However, the yield must be weighed against the stability of the market.
In terms of stability, the ZIP code has a renter population of 24.2%, indicating a moderate level of demand for rental properties. The Days on Market (DOM) average is 17 days, which is relatively low, suggesting that rental properties are typically occupied quickly once they become available. Additionally, the average household income is $70,200, providing a reasonable assurance that tenants will have the financial capacity to meet their rental obligations.
Based on these figures, ZIP 45822 is best classified as a market that offers a blend of high yield and moderate stability. It is not purely a high-yield, low-stability flip-style market, nor is it solely a steady-cashflow zone. The significant difference between the FMR and the market rate presents an attractive yield, while the 17-day DOM and average income suggest a stable environment where tenants can be found and retained with relative ease.
To capitalize on this market, landlords should focus on properties that can command the higher Section 8 rents while being mindful of the need to maintain them to attract and keep tenants. The combination of a solid yield and a moderately stable tenant base makes ZIP 45822 an appealing choice for investors willing to engage with the Section 8 program.
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.