Location: St. Louis, MO | Metro: St. Louis, MO-IL HUD Metro FMR Area
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 | $1,030 |
| 1 Bedroom | $1,070 |
| 2 Bedrooms | $1,310 |
| 3 Bedrooms | $1,680 |
| 4 Bedrooms | $1,940 |
| 5 Bedrooms | $2,250 |
| 6 Bedrooms | $2,520 |
| 7 Bedrooms | $2,722 |
| 8 Bedrooms | $2,858 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,310 | $283,356 | 0.46% | F |
| 3BR | $1,680 | $339,471 | 0.49% | F |
U.S. Census Bureau data (2024)
The real estate market in ZIP 63056, Leslie, MO, presents a nuanced landscape for both landlords and small-portfolio investors. With a median home value at $276,507, the area reflects a stable housing market. The fact that the percentage of listings reduced and the median days on market (DOM) are not available suggests a market that is neither overheated nor in a significant downturn. This implies a steady demand for properties, which supports maintaining current pricing levels without aggressive adjustments.
On the rental side, the forward market rate (FMR) for ZIP 63056 in fiscal year 2024 is set at $900. In contrast, the current market rate, according to Census ACS data, stands at $1,039. This indicates that there is potential for rental income to remain above government-subsidized rates, which is particularly advantageous for landlords participating in the Section 8 program. The gap between FMR and market rates signals a robust local economy capable of supporting higher rents, suggesting that landlords can maintain their rental income levels while potentially benefiting from the stability offered by Section 8 tenants.
For long-term investors, the setup in Leslie, MO, points towards a moderate appreciation thesis. The consistent median home value and the balance between FMR and market rental rates suggest a market that will likely see gradual growth rather than rapid spikes. Long-hold investors should anticipate an environment where property values increase at a rate reflective of general economic conditions, rather than experiencing speculative bubbles. This makes ZIP 63056 a reliable investment destination for those looking for steady returns over time.
Investors should also consider the broader context of Leslie, MO, including its proximity to larger metropolitan areas and any planned infrastructure developments that could further enhance property values. However, the immediate data suggest a market that is poised to offer stable returns through both ownership and rental income, making it a solid choice for those seeking to build a sustainable real estate portfolio.
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.