Location: Van Wert County, OH | Metro: Paulding 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 | $800 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,270 |
| 4 Bedrooms | $1,380 |
| 5 Bedrooms | $1,601 |
| 6 Bedrooms | $1,793 |
| 7 Bedrooms | $1,936 |
| 8 Bedrooms | $2,033 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,010 | $147,917 | 0.68% | D |
| 3BR | $1,270 | $213,422 | 0.6% | F |
| 4BR | $1,380 | $238,265 | 0.58% | F |
U.S. Census Bureau data (2024)
The real estate market in ZIP 45832 (Convoy, OH) presents a nuanced picture for landlords and small-portfolio investors, particularly concerning pricing power and appreciation potential over the next 12-24 months. With a median home value of $196,702, the market suggests a relatively stable housing environment, although the lack of data on listing reductions and days on market (DOM) complicates a precise forecast.
The absence of information regarding listing reductions indicates that there has been little downward pressure on home values, which is generally positive for maintaining current pricing levels. However, without knowing the median DOM, it's difficult to gauge how quickly properties are moving, which could impact the ability to adjust prices in response to market demand.
On the rental side, the Forward Monthly Rent (FMR) for ZIP 45832 is projected at $970 for the fiscal year 2026, while the current market rent stands at $815 according to the Census ACS. This gap signals an upward trend in rental prices, suggesting that landlords may have the opportunity to increase rents as the market approaches the FMR level. The implication is that rental income could rise, potentially outpacing inflation and providing a buffer against economic fluctuations.
For long-hold investors, the setup points towards a moderate appreciation thesis. The combination of stable home values and rising rental rates supports the idea that property investments in Convoy, OH, will likely see gradual growth in both equity and income. However, the lack of specific historical data on price changes and rental trends means that the rate of appreciation cannot be quantified with precision. Investors should anticipate a conservative increase in asset values, aligning with broader regional economic indicators and rental market dynamics.
In summary, the current median home value and the anticipated rise in rental prices indicate a market that favors maintaining and possibly enhancing pricing power. Long-term investors can expect a realistic appreciation scenario, albeit with a cautious outlook due to the limited data available on recent market movements. The key takeaway is a balanced approach to investment, leveraging the stability of home values and the potential for higher rental incomes.
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.