Location: Fremont County, IA | Metro: Fremont County, IA
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 | $790 |
| 2 Bedrooms | $1,030 |
| 3 Bedrooms | $1,430 |
| 4 Bedrooms | $1,470 |
| 5 Bedrooms | $1,705 |
| 6 Bedrooms | $1,910 |
| 7 Bedrooms | $2,063 |
| 8 Bedrooms | $2,166 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,030 | $127,452 | 0.81% | C |
| 3BR | $1,430 | $202,583 | 0.71% | D |
| 4BR | $1,470 | $262,890 | 0.56% | F |
U.S. Census Bureau data (2024)
The analysis of ZIP code 51652, located in Sidney, Iowa, within the Fremont County metro area, reveals key insights into its viability for small-portfolio investors and landlords. Firstly, let's address whether the rent math works. The Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $1,000, whereas the current market rent, according to Census ACS data, stands at $813. This discrepancy indicates that landlords could potentially increase rents to align with the FMR without significantly impacting occupancy rates.
Regarding the affordability of acquisitions, the median home value in ZIP 51652 is $187,266. While specific data on days on market (DOM) and the percentage of homes needing price cuts are unavailable, the relatively low median home value suggests that acquiring properties might be financially feasible for many investors. However, the lack of detailed metrics on DOM and price-cut shares limits a comprehensive assessment of the ease of property acquisition in this area.
The tenant demand in ZIP 51652 is another critical factor. With a total population of 1,569 and a renter share of 18.8%, there is a moderate level of potential tenants. Although the renter share is not exceptionally high, it does provide a stable pool of renters for landlords to draw from, ensuring a steady stream of rental income.
In conclusion, ZIP 51652 presents a mixed picture for real estate investment. The opportunity to increase rents towards the FMR of $1,000 while starting from a market rate of $813 makes the rent math favorable. The median home value of $187,266 is within reach for many investors, though the absence of DOM and price-cut share data introduces uncertainty about the ease of acquiring properties. Lastly, with a population of 1,569 and a renter share of 18.8%, there is sufficient tenant demand to support rental properties. Therefore, for those willing to navigate the unknowns regarding property acquisition, Sidney, Iowa, offers a reasonable prospect for achieving positive cash flow and sustaining a rental portfolio.
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.