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 | $1,010 |
| 1 Bedroom | $1,100 |
| 2 Bedrooms | $1,240 |
| 3 Bedrooms | $1,620 |
| 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 | $1,240 | $108,621 | 1.14% | B |
| 3BR | $1,620 | $153,573 | 1.05% | B |
| 4BR | $1,940 | $257,732 | 0.75% | D |
| 5BR | $2,250 | $361,239 | 0.62% | D |
U.S. Census Bureau data (2024)
ZIP code 64109 in Kansas City, Missouri, stands out within Jackson County due to its unique demographic and economic characteristics. With a population of 10,043, 61.7% of residents are renters, which is significantly higher than the national average. The median household income is $41,943, while the median home value sits at $182,732. These figures indicate a mixed-income area where rental housing plays a crucial role.
The voucher economics in ZIP 64109 are particularly noteworthy. For fiscal year 2024, the Fair Market Rent (FMR) for a Section 8 voucher is set at $1,050. In contrast, the market rent, measured by ZORI (Zillow Observed Rent Index), is $1,160. This means that landlords accepting vouchers can expect to receive slightly less than the market rate, though the difference is modest.
Given the data signature, ZIP 64109 appears to be in a transitional phase. The high percentage of renters and the relatively low median income suggest that there is a significant demand for affordable housing. However, the median home value indicates a stable real estate market. As such, landlords and small-portfolio investors should consider the balance between voucher rents and market rates when making investment decisions. The area's dynamics present both challenges and opportunities, especially for those willing to navigate the intricacies of affordable housing programs.
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.