Location: Bryan County, OK | Metro: Bryan County, OK
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 | $730 |
| 1 Bedroom | $730 |
| 2 Bedrooms | $960 |
| 3 Bedrooms | $1,270 |
| 4 Bedrooms | $1,460 |
| 5 Bedrooms | $1,694 |
| 6 Bedrooms | $1,897 |
| 7 Bedrooms | $2,049 |
| 8 Bedrooms | $2,151 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $960 | $163,831 | 0.59% | F |
| 3BR | $1,270 | $278,706 | 0.46% | F |
U.S. Census Bureau data (2024)
The Section 8 cap-rate analysis for ZIP code 73449, Mead, OK, reveals an interesting contrast between the Federal Market Rent (FMR) and the actual market rent. Using the annualized 2BR FMR of $960 for fiscal year 2026, the implied gross yield is calculated as follows: ($960 x 12) / $265,366 = $11,520 / $265,366 = 4.34%. On the other hand, using the Census ACS reported market rent of $870, the implied gross yield drops to ($870 x 12) / $265,366 = $10,440 / $265,366 = 3.93%.
The gross yield based on the FMR is higher, indicating a potentially better investment opportunity if the landlord can secure Section 8 tenants at the FMR rate. However, the reality of securing these tenants is uncertain due to the limited renter density of 23.1% in the area. This suggests that finding enough qualified tenants to fill all units at the FMR rate could be challenging.
The N/A-day Days on Market (DOM) indicates that there is insufficient data to determine how quickly rental properties are typically leased in this area. Given this lack of data and the relatively low renter density, it is more realistic to assume that the actual market rent scenario, with a gross yield of 3.93%, is closer to what landlords and small-portfolio investors might expect in ZIP 73449. While the FMR provides a higher potential return, the difficulty in finding eligible tenants means that the market rent is likely to be the prevailing rate.
To summarize, while the FMR-based gross yield of 4.34% offers a more attractive return, the 3.93% gross yield based on the actual market rent is more practical for investment planning in Mead, OK. The low renter density and lack of leasing activity data suggest that achieving the FMR rate consistently may be difficult.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.