Location: Washington County, 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 | $860 |
| 1 Bedroom | $900 |
| 2 Bedrooms | $1,090 |
| 3 Bedrooms | $1,410 |
| 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: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $900 | $132,144 | 0.68% | D |
| 2BR | $1,090 | $162,886 | 0.67% | D |
| 3BR | $1,410 | $239,171 | 0.59% | F |
| 4BR | $1,640 | $312,194 | 0.53% | F |
U.S. Census Bureau data (2024)
The rent math in ZIP 63080 (Sullivan, MO, Washington County, MO metro) is favorable but tight. The Fair Market Rent (FMR) for 2024 stands at $980, which is higher than the market rent reported by the Census ACS at $925. This indicates that landlords can potentially charge slightly above the average market rate, aligning closer to the FMR to cover costs and maintain profitability.
Acquisition in ZIP 63080 is relatively affordable. The median home value is $204,683, a figure that is manageable for most small-portfolio investors. However, the lack of data on days on market (DOM) and the low percentage of homes that have had their prices cut (0.2%) suggest that the housing market is stable but not particularly volatile. This stability can be seen as positive, indicating a reliable investment environment where properties are not often left unsold or require significant price adjustments.
Tenant demand in ZIP 63080 is present, though it is not overwhelming. With a total population of 13,124 and 25.8% of residents being renters, there is a steady pool of potential tenants. This percentage translates to approximately 3,385 renters, a number that could support a modest rental portfolio without significant competition.
In conclusion, ZIP 63080 offers a balanced opportunity for landlords and small-portfolio investors. The ability to charge rents close to the FMR provides a solid financial foundation, while the affordable median home value supports property acquisition. Tenant demand is consistent, ensuring a reasonable occupancy rate. However, investors should be prepared for a market that does not offer extreme affordability or high renter demand, necessitating careful management and strategic positioning to maximize returns.
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.