Location: Whiteside County, IL | Metro: Carroll County, IL
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 | $770 |
| 1 Bedroom | $830 |
| 2 Bedrooms | $1,040 |
| 3 Bedrooms | $1,360 |
| 4 Bedrooms | $1,370 |
| 5 Bedrooms | $1,589 |
| 6 Bedrooms | $1,780 |
| 7 Bedrooms | $1,922 |
| 8 Bedrooms | $2,018 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,040 | $143,004 | 0.73% | D |
| 3BR | $1,360 | $180,532 | 0.75% | D |
| 4BR | $1,370 | $206,339 | 0.66% | D |
U.S. Census Bureau data (2024)
Fulton, IL's ZIP code 61252 is a small-town neighborhood with a total population of 5,437. Only 19.8% of the residents are renters, indicating a primarily owner-occupied community. The median household income stands at $59,861, and the median home value is $160,389, reflecting a middle-class area where homeownership is valued.
The rent economics in ZIP 61252 reveal an interesting dynamic. The Fair Market Rent (FMR), set by HUD for the metro area in fiscal year 2026, is $1,000. However, the actual market rent, as reported by the Census Bureau's American Community Survey (ACS), is lower at $949. This suggests that there is a slight premium for federally subsidized housing, which could be beneficial for landlords participating in the Section 8 program.
Given these conditions, ZIP 61252 would suit both hands-off voucher operators and hands-on value-add buyers. For those preferring a hands-off approach, the slightly higher FMR compared to market rent means that Section 8 vouchers can cover the majority of the rental costs, ensuring steady income without the need for constant tenant turnover. On the other hand, for investors looking to add value, the opportunity exists to renovate properties and charge closer to the FMR, thereby increasing rental revenue while still being within the subsidy limits.
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.