Location: Douglas County, IL | Metro: Coles 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 | $650 |
| 1 Bedroom | $840 |
| 2 Bedrooms | $930 |
| 3 Bedrooms | $1,230 |
| 4 Bedrooms | $1,530 |
| 5 Bedrooms | $1,775 |
| 6 Bedrooms | $1,988 |
| 7 Bedrooms | $2,147 |
| 8 Bedrooms | $2,254 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $930 | $117,941 | 0.79% | D |
| 3BR | $1,230 | $163,252 | 0.75% | D |
| 4BR | $1,530 | $218,354 | 0.7% | D |
U.S. Census Bureau data (2024)
ZIP code 61910, located in Arcola, IL, within the Douglas County, IL metro, presents an interesting comparison when evaluating its Fair Market Rent (FMR), market rent, home value, and renter share against typical Douglas County ZIP codes.
The FMR for ZIP 61910 is set at $930 for fiscal year 2026, which is notably higher than the market rent of $710. This suggests that while the government considers the average rental cost to be around $930, actual market conditions reflect a lower price point. This discrepancy can indicate a potential value pocket where landlords could benefit from slightly higher rents compared to what the market currently offers.
The median home value in 61910 is $155,436, which is likely reflective of the broader county trends but may vary depending on the specific characteristics of the area. A lower home value relative to the metro average, if applicable, would suggest that 61910 is an affordable neighborhood within the Douglas County market.
The renter share in ZIP 61910 is 25.9%, indicating that nearly one-quarter of the households are renters. This figure is important for understanding the demand for rental properties. If the renter share is significantly higher than the county average, it might signal a sweet spot for Section 8 housing due to the combination of a high renter population and relatively lower home values.
To determine if 61910 is a value pocket, a mid-tier neighborhood, or a premium sub-market within its metro, we must consider the overall context of Douglas County. However, based on the provided figures, we can infer that:
In summary, ZIP 61910 appears to be a mid-tier neighborhood with some characteristics of a value pocket, particularly if the renter share is disproportionately high compared to other ZIP codes in Douglas County. This could make it an attractive location for landlords participating in the Section 8 program.
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.