Location: Kansas City, 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 | $1,800 |
| 1 Bedroom | $1,960 |
| 2 Bedrooms | $2,220 |
| 3 Bedrooms | $2,900 |
| 4 Bedrooms | $3,470 |
| 5 Bedrooms | $4,025 |
| 6 Bedrooms | $4,508 |
| 7 Bedrooms | $4,869 |
| 8 Bedrooms | $5,112 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,220 | $331,235 | 0.67% | D |
| 3BR | $2,900 | $390,289 | 0.74% | D |
| 4BR | $3,470 | $493,508 | 0.7% | D |
| 5BR | $4,025 | $579,394 | 0.69% | D |
U.S. Census Bureau data (2024)
The Section 8 market analysis for ZIP code 64082, Lees Summit, Missouri, reveals a favorable environment for landlords and small-portfolio investors. The Fair Market Rent (FMR) set by HUD for this area in fiscal year 2024 is $1830, which stands notably higher than the actual market rent of $1,782, as indicated by Zillow's Observed Rental Index (ZORI). This means that voucher tenants will generally provide positive cash flow to investors, even when accounting for the typical management and vacancy costs associated with rental properties.
To further analyze the investment potential, consider the median home value in the area, which is $461,817. Using this figure, we can calculate a rent-to-price ratio. For an average property in this zip code, the monthly rent of $1,782 translates to a ratio of approximately 0.38%, suggesting that rental income alone is a modest portion of the total home value. However, this ratio underscores the importance of the $1830 FMR for maintaining positive cash flow, especially in areas where home values are relatively high compared to rental rates.
The market dynamics also show a strong rental market, evidenced by a median Days on Market (DOM) of just 17 days and a low 0.2% price-cut share. These metrics indicate that rental properties are quickly occupied and rarely require price reductions, which supports the notion that the rental market is robust and competitive. In such a market, the stability offered by Section 8 vouchers is particularly attractive, as it ensures consistent occupancy and predictable income.
In summary, given the favorable comparison between the HUD FMR and the actual market rent, voucher tenants in ZIP 64082 will typically cashflow positively. The strong rental market and low price-cut share suggest that stability is the strongest investor angle in this area, providing reliable income streams and minimizing the risk of vacancies or prolonged exposure on the market.
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.