Location: Schuyler County, IL | Metro: Cass 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 | $680 |
| 1 Bedroom | $900 |
| 2 Bedrooms | $980 |
| 3 Bedrooms | $1,350 |
| 4 Bedrooms | $1,640 |
| 5 Bedrooms | $1,902 |
| 6 Bedrooms | $2,130 |
| 7 Bedrooms | $2,300 |
| 8 Bedrooms | $2,415 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,350 | $91,192 | 1.48% | A |
| 4BR | $1,640 | $144,250 | 1.14% | B |
U.S. Census Bureau data (2024)
The Federal Market Rent (FMR) for the FY 2026 period is set at $940, providing a positive spread over the local market rate of $752. This $188 difference ensures that landlords can cover their expenses and still generate a profit, making ZIP 62618 a reliable source of steady cash flow.
ZIP 62618's median home value stands at $86,699, which is significantly lower than many other areas in the United States. This makes the acquisition of properties relatively affordable for small-portfolio investors looking to enter the market without a large capital outlay. Furthermore, the low median home value implies that property maintenance costs might also be lower, which can contribute to better cash flow management.
Despite the area being a strong cash-flow anchor, it is worth noting that the median income figure indicates a community that may not have significant disposable income beyond basic needs. Therefore, while the potential for appreciation in property values is limited, the focus should remain on generating consistent rental income.
With a renter share of 28.8%, there is a notable portion of the population who might seek rental properties, including those supported by Section 8 vouchers. This share size suggests a reasonable demand for rental units but also indicates that a majority of the residents own their homes, which could limit the pool of potential Section 8 tenants.
In summary, ZIP 62618 is an ideal choice for a cash-flow anchor within a Section 8 portfolio due to its favorable spread between the FMR and market rates, along with the affordability of acquiring and maintaining properties in the area. Landlords and small-portfolio investors can expect stable returns without the expectation of rapid appreciation in property values.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.