Location: Morgan County, MO | Metro: Cooper County, MO 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 | $720 |
| 1 Bedroom | $750 |
| 2 Bedrooms | $960 |
| 3 Bedrooms | $1,310 |
| 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 |
|---|---|---|---|---|
| 3BR | $1,310 | $197,887 | 0.66% | D |
U.S. Census Bureau data (2024)
The classification of ZIP code 65081 hinges on its financial metrics related to yield and stability. The Fair Market Rent (FMR) for Section 8 in ZIP 65081 for fiscal year 2024 is set at $800. This compares favorably to the market rent of $762, indicating a slight premium for Section 8 properties. However, the average home value in the area stands at $190,285, which is significantly higher than both the FMR and market rent.
In terms of stability, the ZIP code has 23.4% of its residents as renters, which is a relatively low percentage. This suggests that the majority of the population owns their homes, potentially leading to less demand for rental properties. Additionally, the median household income is $56,121, which is an important factor for assessing the ability of tenants to pay rent consistently.
The lack of data on days on market (DOM) makes it challenging to assess the liquidity of rental properties in this area. However, given the other available data points, we can infer that ZIP 65081 leans towards being a steady-cashflow zone rather than a high-yield/low-stability market. The slightly higher FMR compared to market rent indicates that there is a modest incentive for landlords to participate in the Section 8 program. The low percentage of renters and the moderate income level suggest that the market is stable but not particularly dynamic, with less risk of high turnover rates.
To summarize, ZIP 65081 offers a modest yield advantage through Section 8 participation, but its stability metrics point towards a conservative investment environment suitable for those seeking reliable cash flow over high returns. The specific figures driving this assessment include the FMR of $800, market rent of $762, and the median household income of $56,121.
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.