Location: Livingston County, MO | Metro: Daviess County, MO
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 | $710 |
| 1 Bedroom | $740 |
| 2 Bedrooms | $970 |
| 3 Bedrooms | $1,290 |
| 4 Bedrooms | $1,450 |
| 5 Bedrooms | $1,682 |
| 6 Bedrooms | $1,884 |
| 7 Bedrooms | $2,035 |
| 8 Bedrooms | $2,137 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $970 | $63,388 | 1.53% | A+ |
| 3BR | $1,290 | $126,960 | 1.02% | B |
| 4BR | $1,450 | $173,344 | 0.84% | C |
U.S. Census Bureau data (2024)
The analysis of ZIP code 64683, which encompasses Trenton, MO, and the broader Livingston County, MO metro area, reveals several key points that are crucial for landlords and small-portfolio investors. Firstly, regarding the rent math, it does not work in favor of landlords based on the current data. The Fair Market Rent (FMR) for the metro area, projected at $900 for fiscal year 2026, is higher than the actual market rent of $715 as reported by the Census American Community Survey (ACS). This discrepancy indicates that landlords may struggle to achieve rents at the FMR level, suggesting a need to adjust expectations or improve property offerings to justify higher rates.
Secondly, the acquisition cost of homes in this area is relatively low, with a median home value of $109,553. However, the lack of data on days on market (DOM) and the fact that only 0.2% of homes have experienced price cuts suggest a stable but not highly dynamic housing market. Investors should be cautious about overpaying for properties, given the limited evidence of recent market activity that could indicate a fluctuating price environment.
Lastly, tenant demand in ZIP 64683 is moderate. With a total population of 7,631 and 32.0% of residents being renters, there is a reasonable pool of potential tenants. However, the size of the local rental market is constrained by the overall population, which limits the number of units that can be profitably rented out without oversaturating the market.
Verdict: While the low median home value makes property acquisition financially feasible, the mismatch between the projected FMR and actual market rent, coupled with the limited population, suggests that investors must carefully manage their expectations and costs. The market is stable but not booming, and achieving the desired rental income will require strategic management and possibly enhancements to rental properties to attract and retain tenants at competitive rates.
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.