Location: Putnam County, OH | Metro: Lima, 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 | $910 |
| 1 Bedroom | $920 |
| 2 Bedrooms | $1,200 |
| 3 Bedrooms | $1,440 |
| 4 Bedrooms | $1,600 |
| 5 Bedrooms | $1,856 |
| 6 Bedrooms | $2,079 |
| 7 Bedrooms | $2,245 |
| 8 Bedrooms | $2,357 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,200 | $190,525 | 0.63% | D |
| 3BR | $1,440 | $265,961 | 0.54% | F |
| 4BR | $1,600 | $286,955 | 0.56% | F |
U.S. Census Bureau data (2024)
The real estate landscape in ZIP 45830, Columbus Grove, OH, is poised for a nuanced period ahead, particularly when considering the interplay between home values and rental market dynamics. The median home value currently stands at $235,546. This figure is critical for understanding the baseline valuation of properties in the area.
Despite the median home value, the data indicates that there is an absence of significant reductions in listing prices (N/A%) and no notable median days on the market (N/A days). These metrics suggest a relatively stable market where sellers maintain strong pricing power. In such conditions, landlords and small-portfolio investors can expect to retain their current pricing levels without facing substantial downward pressure from competing sales listings.
Turning to the rental market, the Federal Market Rent (FMR) for ZIP 45830 is set at $1010 for fiscal year 2024, which contrasts with the current market rate of approximately $765 based on Census ACS data. This gap signals potential upward pressure on rental rates as the market gradually aligns with federal guidelines. Investors should prepare for modest increases in rental income, which can help offset any potential inflationary pressures on property management costs.
For long-term hold investors, the setup implies a conservative appreciation thesis. While the lack of percentage change in listing reductions and median days on the market suggests stability, the gradual alignment of rental rates with FMRs provides a steady, albeit moderate, path for increased cash flow. The market in Columbus Grove does not appear to be experiencing rapid growth or decline, which means investors can reasonably anticipate maintaining their asset values rather than seeing dramatic appreciation or depreciation.
In summary, the current median home value, coupled with the absence of significant price reductions and short days on the market, points towards a stable market where landlords and small-portfolio investors can sustain their pricing power. The rental market's upward trajectory, driven by the disparity between FMR and current market rates, offers a promising outlook for modest increases in rental income. However, the long-term appreciation thesis remains cautious, reflecting the overall stability of the Columbus Grove real estate market.
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.