Location: Camden County, MO | Metro: Dallas 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 | $810 |
| 1 Bedroom | $840 |
| 2 Bedrooms | $1,080 |
| 3 Bedrooms | $1,500 |
| 4 Bedrooms | $1,680 |
| 5 Bedrooms | $1,949 |
| 6 Bedrooms | $2,183 |
| 7 Bedrooms | $2,358 |
| 8 Bedrooms | $2,476 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,500 | $255,464 | 0.59% | F |
U.S. Census Bureau data (2024)
The real estate landscape in ZIP 65786 is poised for a nuanced period ahead, with implications for both short-term pricing power and long-term investment appreciation. The median home value stands at $213,036, a figure that suggests a moderate market where affordability remains a key factor influencing demand.
A notable absence in the data is the percentage of listings that have been reduced, which typically indicates a seller's struggle to meet asking prices. In conjunction with the unreported median days on market (DOM), these gaps imply a stable but possibly stagnant market. Without reductions in listing prices and an unknown DOM, it is reasonable to infer that pricing power will remain balanced between buyers and sellers, barring significant external economic shifts. This balance means that property values are unlikely to experience dramatic increases or decreases over the next 12-24 months.
On the rental side, the Federal Market Rent (FMR) for ZIP 65786 is set at $800 for fiscal year 2024, reflecting the government's benchmark for affordable housing. However, the actual market rent, according to Census ACS data, averages around $1,158. This disparity highlights a potential opportunity for landlords and small-portfolio investors who can leverage the gap between subsidized rents and market rates to achieve steady cash flow. The higher market rent suggests that there is a segment of the population willing to pay above the FMR, indicating resilience in the rental market even if home sales remain stable.
For long-hold investors, the setup implies a realistic appreciation thesis based on the fundamentals of supply and demand. With the median home value being moderate and the rental market showing a willingness to support higher rents, there is a foundation for gradual appreciation. However, the lack of significant growth signals in the current data points to a conservative approach, focusing on consistent returns rather than rapid capital gains. Long-term investors should anticipate modest appreciation, driven primarily by inflation and incremental improvements in local economic conditions.
In summary, the combination of median home value, the absence of price reductions, and the DOM data point towards a market that is stable but requires careful navigation. The rental market offers a more immediate advantage through higher-than-FMR rents, while long-term investment appreciation is likely to be moderate and consistent. This analysis is grounded in the provided data and reflects the current setup without making explicit predictions.
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.