Location: Sioux County, NE | Metro: Scotts Bluff County, NE
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 | $740 |
| 1 Bedroom | $810 |
| 2 Bedrooms | $1,060 |
| 3 Bedrooms | $1,340 |
| 4 Bedrooms | $1,510 |
| 5 Bedrooms | $1,752 |
| 6 Bedrooms | $1,962 |
| 7 Bedrooms | $2,119 |
| 8 Bedrooms | $2,225 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $810 | $96,693 | 0.84% | C |
| 2BR | $1,060 | $139,897 | 0.76% | D |
| 3BR | $1,340 | $207,510 | 0.65% | D |
| 4BR | $1,510 | $249,349 | 0.61% | D |
| 5BR | $1,752 | $330,631 | 0.53% | F |
U.S. Census Bureau data (2024)
The market analysis for Section 8 investors targeting ZIP code 69361, which encompasses Scottsbluff, Nebraska, and parts of Scotts Bluff and Sioux Counties, reveals several key points. The HUD Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $1,020. In comparison, the market rent based on Census ACS data stands at $952. This indicates that voucher tenants will generally cashflow at the FMR rate, providing landlords with a positive financial outlook.
To further analyze the investment potential, consider the median home value in the area, which is $180,295. Using this figure, we can derive a rent-to-price ratio. At an average market rent of $952, the annual rent would be approximately $11,424, leading to a rent-to-price ratio of about 6.3%. This ratio suggests that rental income is relatively low compared to property values, making it less attractive purely from a rental yield perspective. However, the ability to cashflow at the higher FMR rate of $1,020 improves the situation significantly, offering a more favorable return on investment for those who qualify their units at this rate.
The data shows that the median days on market (DOM) is not available (N/A), and the share of properties that experienced price cuts is a mere 0.2%. These figures suggest a stable housing market with minimal fluctuations in property values and quick sales when homes are put up for sale. This stability can be particularly advantageous for investors looking to maintain consistent cash flows without the risk of sudden drops in property values.
In conclusion, the strongest angle for investors in ZIP 69361 is cashflow. Given the positive difference between the HUD FMR and the market rent, landlords can expect to generate a reliable cash flow from Section 8 tenants, making it an attractive option for those seeking steady returns in a stable real estate environment.
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.