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 | $1,370 |
| 1 Bedroom | $1,490 |
| 2 Bedrooms | $1,690 |
| 3 Bedrooms | $2,210 |
| 4 Bedrooms | $2,640 |
| 5 Bedrooms | $3,062 |
| 6 Bedrooms | $3,429 |
| 7 Bedrooms | $3,703 |
| 8 Bedrooms | $3,888 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,490 | $377,155 | 0.4% | F |
| 2BR | $1,690 | $345,090 | 0.49% | F |
| 3BR | $2,210 | $334,630 | 0.66% | D |
| 4BR | $2,640 | $493,426 | 0.54% | F |
| 5BR | $3,062 | $712,243 | 0.43% | F |
U.S. Census Bureau data (2024)
The ZIP code 64086, located in Lees Summit, Missouri, has a population of 23,599 individuals. With 28.4% of residents being renters, it suggests a moderate presence of rental properties rather than a heavy renter area. The median household income in this region stands at $102,099, which is relatively high compared to national averages.
The typical market rent for the area is $1,586 per month. This figure represents approximately 15.5% of the median household income, indicating that rent is a manageable portion of the average resident's earnings. However, this also implies that there might be a smaller reliance on housing vouchers among tenants, as the majority can afford market rates without assistance.
Comparing the market rent to the Fair Market Rent (FMR) of $1,270 for FY 2024, it's evident that the actual rents are higher than the FMR. This discrepancy could mean that landlords might face some challenges in attracting tenants who strictly rely on vouchers, as they may not cover the full cost of renting in this ZIP code. The FMR is used to determine the maximum payment standards for housing choice vouchers under the Section 8 program, so landlords should be prepared to offer competitive pricing or accept a lower profit margin to attract voucher holders.
A landlord in ZIP 64086 should expect tenants who are likely employed and earning above the median income, capable of paying market rents without significant subsidy. However, those interested in Section 8 tenants will need to be aware that the pool of voucher recipients is smaller due to the higher income levels and rents in the area. Landlords should consider offering additional amenities or services to attract tenants who might have limited budget flexibility.
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.