Location: Texas County, OK | Metro: Texas 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 | $860 |
| 1 Bedroom | $920 |
| 2 Bedrooms | $1,110 |
| 3 Bedrooms | $1,320 |
| 4 Bedrooms | $1,740 |
| 5 Bedrooms | $2,018 |
| 6 Bedrooms | $2,260 |
| 7 Bedrooms | $2,441 |
| 8 Bedrooms | $2,563 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,110 | $107,080 | 1.04% | B |
| 3BR | $1,320 | $178,147 | 0.74% | D |
| 4BR | $1,740 | $241,521 | 0.72% | D |
U.S. Census Bureau data (2024)
The Section 8 cap rate analysis for ZIP code 73942, Guymon, OK, reveals some interesting insights into potential investment opportunities. To begin, let's annualize the 2-bedroom Fair Market Rent (FMR) set at $1,150 per month for FY 2026, which translates to an annual rent of $13,800. Given the median home value of $170,268, the implied gross yield based on the FMR would be approximately 8.1%. This is calculated by dividing the annual rent ($13,800) by the median home value ($170,268).
Next, consider the market rent figure of $876 per month, derived from the Census ACS data. Annualizing this gives us an annual rent of $10,512. When we apply this to the same median home value, the implied gross yield drops to about 6.2%. The calculation here involves dividing the annual market rent ($10,512) by the median home value ($170,268).
The 38.6% renter density suggests that there is a substantial portion of the population leasing rather than owning homes. However, the lack of data regarding the days on market (DOM) makes it difficult to assess how quickly properties might turn over or the competition level for rentals.
Between the two scenarios, the FMR-based gross yield of 8.1% is more optimistic but less grounded in current market realities compared to the 6.2% yield based on market rent. While the FMR provides a benchmark for what the government considers fair rental amounts, the actual market rent reflects what tenants are currently paying. Therefore, the 6.2% gross yield is likely a more accurate representation of potential returns for landlords and small-portfolio investors in Guymon, OK.
In conclusion, the Section 8 program offers a higher theoretical return at 8.1%, but investors should realistically expect a gross yield closer to 6.2% based on current market conditions. These figures provide a clear basis for evaluating the profitability of properties in ZIP 73942 under the Section 8 program versus the general rental market.
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.