Location: Livingston County, IL | Metro: Bloomington, IL 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 | $900 |
| 2 Bedrooms | $1,180 |
| 3 Bedrooms | $1,550 |
| 4 Bedrooms | $1,560 |
| 5 Bedrooms | $1,810 |
| 6 Bedrooms | $2,027 |
| 7 Bedrooms | $2,189 |
| 8 Bedrooms | $2,298 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,180 | $155,631 | 0.76% | D |
| 3BR | $1,550 | $198,690 | 0.78% | D |
| 4BR | $1,560 | $247,719 | 0.63% | D |
U.S. Census Bureau data (2024)
ZIP code 61739 encompasses a portion of Fairbury, Illinois, a town characterized by a stable, middle-class community. With a total population of 4,628, the area maintains a modest rental market share of 27.9%, indicating a preference among residents for homeownership. The median household income stands at $76,555, reflecting a prosperous environment where families and individuals can afford decent housing. The median home value in this ZIP code is $187,964, further supporting the notion of an economically sound neighborhood.
The economic landscape for rental properties in ZIP 61739 is particularly interesting when viewed through the lens of Section 8 investment. The Fair Market Rent (FMR) set for the area for fiscal year 2024 is $1100, which is notably higher than the average market rent reported by the Census Bureau's American Community Survey (ACS), currently at $773. This disparity suggests a potential opportunity for landlords who can leverage the higher FMR rates to secure more financially viable rental agreements under the Section 8 program.
Given these figures, ZIP 61739 could be a suitable location for both hands-off voucher operators and hands-on value-add buyers. For hands-off operators, the higher FMR compared to market rents ensures a steady stream of income without the need for significant property improvements. On the other hand, value-add buyers might find opportunities to renovate and upgrade properties to command closer to the FMR rates, thereby increasing their profitability. However, the relatively low market rent indicates a need for careful tenant selection and property management to ensure compliance with HUD regulations and to maintain the quality of the neighborhood.
In conclusion, ZIP 61739 presents a balanced environment for Section 8 investments, offering a mix of financial stability and potential for growth. Landlords should consider the local rental dynamics and the town's overall economic health before making investment decisions.
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.