Location: Hickory 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 | $820 |
| 1 Bedroom | $850 |
| 2 Bedrooms | $1,110 |
| 3 Bedrooms | $1,480 |
| 4 Bedrooms | $1,620 |
| 5 Bedrooms | $1,879 |
| 6 Bedrooms | $2,104 |
| 7 Bedrooms | $2,272 |
| 8 Bedrooms | $2,386 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,110 | $193,384 | 0.57% | F |
| 3BR | $1,480 | $277,773 | 0.53% | F |
U.S. Census Bureau data (2024)
The ZIP code 65326, located in Edwards, Missouri, presents an interesting opportunity for landlords and small-portfolio investors considering Section 8 tenants. With a population of 1,901, only 9.3% are renters, indicating that this is primarily a homeowner-dominated area. This suggests that the pool of potential Section 8 tenants will be relatively smaller compared to areas with higher percentages of renters.
The median household income in Edwards is $51,888. The market rent for the area stands at $765, which equates to approximately 15% of the median income. This is below the federal guidelines for affordable housing, which generally suggest that rent should not exceed 30% of a household's income. However, it's important to note that the Fair Market Rent (FMR) for the metro area is $1,030, as of FY 2026. This means that the actual market rent in Edwards is significantly lower than the FMR, potentially allowing for more flexibility in rent pricing for landlords.
Given the income levels and the current market rent, landlords can expect tenants who are financially constrained but still able to afford the average rental price. These tenants will likely be relying on Section 8 vouchers to subsidize their living expenses, making them a viable option for properties priced around the market rate. It's crucial for landlords to understand that while there may not be a heavy demand for vouchers due to the low percentage of renters, the affordability of the market rent relative to the median income supports the use of vouchers.
To conclude, landlords in ZIP 65326 should anticipate a tenant pool that includes individuals and families who are financially moderate and dependent on government assistance such as Section 8 vouchers. These tenants will seek out the lower market rents available in the area, making it a suitable environment for those willing to participate in the voucher program. However, the limited number of renters in the area means that competition for Section 8 tenants could be fierce among landlords who choose to accept vouchers.
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.