Location: Putnam County, OH | Metro: Toledo, 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 | $840 |
| 1 Bedroom | $920 |
| 2 Bedrooms | $1,210 |
| 3 Bedrooms | $1,570 |
| 4 Bedrooms | $1,780 |
| 5 Bedrooms | $2,065 |
| 6 Bedrooms | $2,313 |
| 7 Bedrooms | $2,498 |
| 8 Bedrooms | $2,623 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,210 | $181,266 | 0.67% | D |
| 3BR | $1,570 | $220,870 | 0.71% | D |
| 4BR | $1,780 | $239,939 | 0.74% | D |
U.S. Census Bureau data (2024)
In ZIP code 45858, which encompasses McComb, OH, and parts of Hancock County, the Section 8 housing program operates under specific economic guidelines that affect both landlords and tenants. The SAFMR (Small Area Fair Market Rent) for a two-bedroom apartment in this ZIP code for FY 2024 is set at $1020. This figure is crucial because it represents the maximum amount that the Section 8 program will pay towards the rent for a two-bedroom unit in this area.
The local market rent for a two-bedroom apartment, according to the Census ACS data, also stands at $1020. This parity between the SAFMR and the local market rent can be beneficial for landlords, as it aligns the government subsidy rates with what the market demands.
When a tenant uses a Section 8 voucher to rent a two-bedroom apartment in ZIP 45858, they are responsible for paying a portion of the rent themselves, typically around 30% of their income. For example, if a tenant's monthly income is $1,500, they would pay $450 towards the rent. The remaining balance up to the SAFMR of $1020 is covered by the Section 8 program.
Additionally, the Section 8 program includes utility allowances to help cover the cost of utilities such as electricity, water, and gas. These allowances vary but are generally designed to ensure that the total housing cost does not exceed 40% of the tenant's income. If the tenant's income is $1,500, the utility allowance might be around $150, making the total monthly payment from the tenant approximately $600.
This means that for a two-bedroom apartment priced at the SAFMR of $1020, the landlord would receive the full $1020 per month. However, if the landlord charges more than the SAFMR, the additional amount must be paid entirely by the tenant, who may not have the financial capacity to do so.
In ZIP 45858, where the SAFMR and market rent are equal at $1020, landlords should expect a reimbursement gap or surplus based on the actual rent charged. If the rent is set at exactly $1020, there is no gap or surplus. But if the landlord sets the rent higher, say at $1100, then there is a $80 reimbursement gap that the tenant must cover. Conversely, if the rent is set below the SAFMR, the landlord receives less than the maximum possible subsidy, creating a surplus in terms of potential rental income.
To summarize, landlords in ZIP 45858 should charge rents close to or at the SAFMR of $1020 to avoid reimbursement gaps and maximize their income while complying with Section 8 regulations. Charging above this rate risks the tenant being unable to afford the difference, leading to potential vacancies or financial strain on the tenant.
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.