Location: Henry County, MO | Metro: Benton 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 | $670 |
| 1 Bedroom | $740 |
| 2 Bedrooms | $960 |
| 3 Bedrooms | $1,260 |
| 4 Bedrooms | $1,310 |
| 5 Bedrooms | $1,520 |
| 6 Bedrooms | $1,702 |
| 7 Bedrooms | $1,838 |
| 8 Bedrooms | $1,930 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $960 | $127,355 | 0.75% | D |
| 3BR | $1,260 | $238,688 | 0.53% | F |
| 4BR | $1,310 | $341,848 | 0.38% | F |
U.S. Census Bureau data (2024)
The economics of Section 8 in ZIP code 64735, which includes Clinton, MO, in Henry County, are straightforward. The SAFMR (Small Area Fair Market Rent) for a two-bedroom apartment in this specific ZIP code for fiscal year 2026 is $890. This figure is crucial because it sets the maximum amount a landlord can charge for rent under the Section 8 program.
In contrast, the local market rent for a two-bedroom unit in ZIP 64735 is $756, based on recent Census ACS data. This indicates that the SAFMR is higher than the average market rent, potentially offering landlords a better deal compared to renting without a voucher.
A Section 8 voucher works by covering the difference between the tenant's portion of the rent and the total rent up to the SAFMR. The tenant is typically required to pay 30% of their adjusted income towards rent. If we assume an average adjusted income of $1,500 per month for a tenant in this area, the tenant would pay approximately $450 towards rent.
The remaining amount is covered by the housing authority. For a two-bedroom apartment at the SAFMR of $890, the housing authority would reimburse the landlord for the difference, which is $440. Additionally, the housing authority provides utility allowances. These allowances vary but generally cover part of the tenant's utility costs, ensuring that the total reimbursement to the landlord remains close to the SAFMR.
To summarize, if a landlord rents a two-bedroom apartment for $890 in ZIP 64735, the typical reimbursement structure would be as follows:
This setup leaves no surplus or gap since the local market rent is below the SAFMR, making the Section 8 program beneficial for landlords who might otherwise struggle to find tenants willing to pay the higher SAFMR rate. However, it's important to note that the actual tenant contribution could vary depending on individual incomes and family sizes. Nonetheless, the reimbursement structure ensures that landlords receive the full SAFMR amount, which is higher than the prevailing local market rent.
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.