Location: Johnson County, MO | Metro: Kansas City, MO-KS 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 | $770 |
| 1 Bedroom | $840 |
| 2 Bedrooms | $960 |
| 3 Bedrooms | $1,270 |
| 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 | $960 | $273,517 | 0.35% | F |
| 3BR | $1,270 | $365,069 | 0.35% | F |
| 4BR | $1,530 | $476,550 | 0.32% | F |
U.S. Census Bureau data (2024)
ZIP code 64011, located in Bates City, MO within the Johnson County, MO metro area, presents an interesting mix of characteristics that can be compared to typical ZIP codes in Johnson County. The Fair Market Rent (FMR) for ZIP 64011 is set at $1050 for fiscal year 2024, which is higher than the market rent of $912. This indicates that government-assisted rents through programs like Section 8 are slightly above what the private market dictates, suggesting a potential subsidy advantage for landlords who participate.
The median home value in ZIP 64011 stands at $370,347. This figure is likely indicative of the overall housing market quality in the area. However, it's important to note that Johnson County's ZIP codes typically have varying home values, and without specific average home values for comparison, we can only infer that 64011 may be on the higher end but not necessarily a premium sub-market within the county.
The renter share in ZIP 64011 is 16.3%, which is notable because it suggests a significant portion of the population relies on rental properties. When juxtaposed against the median home value, this could imply that 64011 offers a sweet spot for Section 8 landlords. A higher-than-average renter share combined with below-metro average home values often points to areas where rental subsidies play a crucial role in making housing affordable for low-income residents.
Given the specifics, ZIP 64011 appears to be a value pocket within the Johnson County metro. It has a slightly elevated FMR compared to market rent, indicating a favorable subsidy environment for landlords. Additionally, the substantial renter share coupled with a median home value that might not reflect the highest tier of the county’s real estate market makes it an attractive location for those looking to capitalize on government assistance programs while maintaining a reasonable investment level.
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.