Location: Mercer County, OH | Metro: Darke 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 | $800 |
| 2 Bedrooms | $1,000 |
| 3 Bedrooms | $1,260 |
| 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: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,000 | $249,458 | 0.4% | F |
| 3BR | $1,260 | $376,566 | 0.33% | F |
| 4BR | $1,380 | $396,778 | 0.35% | F |
U.S. Census Bureau data (2024)
In ZIP code 45846 located in Fort Recovery, OH, there are several risks associated with investing in Section 8 properties. First, tenant turnover can be a significant issue due to the disparity between the market rent of $783 and the Federal Market Rent (FMR) of $970 for FY 2026. This gap suggests that tenants may struggle to cover their portion of the rent, leading to higher turnover rates which can be costly and time-consuming for landlords.
Vacancy exposure is another concern. The average number of days on market (DOM) is not available, making it difficult to predict how long a property might remain vacant. High vacancy rates can lead to financial strain, especially if the landlord is relying on rental income to maintain cash flow.
The deferred maintenance exposure is also notable. With a typical home value of $338,790 and a median income of $91,736, many homeowners may find it challenging to keep up with necessary repairs and maintenance. This can affect the overall condition of the housing stock, potentially increasing the workload and expenses for landlords who must ensure their properties meet Section 8 standards.
However, these risks are somewhat mitigated by the high concentration of renters in the area. The 9.8% renter share indicates a dense population of potential tenants, which typically correlates with higher demand for housing vouchers. This means that even though the risks are present, there is a good chance of finding stable tenants through the Section 8 program.
Verdict: Moderate risk for a first-time Section 8 landlord in ZIP 45846, Fort Recovery, OH.
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.