Location: Muncie, IN | Metro: Anderson, IN HUD Metro FMR Area
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 | $1,070 |
| 1 Bedroom | $1,080 |
| 2 Bedrooms | $1,410 |
| 3 Bedrooms | $1,840 |
| 4 Bedrooms | $1,860 |
| 5 Bedrooms | $2,158 |
| 6 Bedrooms | $2,417 |
| 7 Bedrooms | $2,610 |
| 8 Bedrooms | $2,741 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,410 | $126,629 | 1.11% | B |
| 3BR | $1,840 | $202,657 | 0.91% | C |
| 4BR | $1,860 | $257,011 | 0.72% | D |
| 5BR | $2,158 | $292,430 | 0.74% | D |
U.S. Census Bureau data (2024)
ZIP code 46012, located in Anderson, IN, and positioned within the Muncie, IN MSA, presents an interesting profile when compared to other ZIP codes in the same metro area. The Fair Market Rent (FMR) for ZIP 46012 in fiscal year 2024 is set at $1,190, while the market rent stands at $1,086. This indicates that the actual rental prices are slightly below the federally determined fair market level, suggesting a potential value pocket for landlords who can offer competitive rents without exceeding the FMR.
The median home value in ZIP 46012 is $184,765, which is indicative of a relatively affordable housing market. When juxtaposed against typical Muncie, IN MSA ZIP codes, this figure suggests that 46012 could be seen as a mid-tier neighborhood in terms of property value. However, the 32.3% renter share is notably higher than what might be expected in a typical MSA ZIP code, hinting at a robust demand for rental properties.
The combination of a high renter share with below-metro average home values points towards a significant presence of Section 8 tenants. This makes ZIP 46012 a particularly attractive location for landlords interested in participating in the Section 8 program, as it aligns with areas where there is a strong need for subsidized housing options. For small-portfolio investors, this ZIP code offers an opportunity to secure properties at reasonable prices and benefit from a steady stream of tenants through the Section 8 program.
In summary, ZIP 46012 appears to be a value pocket within the Muncie, IN MSA, characterized by below-FMR rental prices, mid-tier property values, and a higher-than-average percentage of renters. These factors collectively suggest a favorable environment for landlords and investors looking to engage with the Section 8 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.