Location: Lewis County, ID | Metro: Lewiston, ID-WA MSA
| Unit Size | Monthly FMR |
|---|---|
| Studio | $840 |
| 1 Bedroom | $840 |
| 2 Bedrooms | $1,100 |
| 3 Bedrooms | $1,530 |
| 4 Bedrooms | $1,840 |
| 5 Bedrooms | $2,134 |
| 6 Bedrooms | $2,390 |
| 7 Bedrooms | $2,581 |
| 8 Bedrooms | $2,710 |
U.S. Census Bureau data (2024)
To determine if you should buy in ZIP code 83555 (Winchester, ID) for Section 8 investment, follow this decision tree:
Step 1: Does the Fair Market Rent (FMR) of $910 cover the debt service on a property valued at $269,407?
Yes. The FMR of $910 must be sufficient to cover your monthly mortgage payments and other recurring expenses. For a property priced at $269,407, calculate your debt service based on typical interest rates and loan terms. If the FMR meets or exceeds these costs, then proceed to Step 2.
No. If the FMR of $910 does not cover your debt service, purchasing a property in this area would likely result in financial losses. Do not invest in this ZIP code unless you can secure additional sources of income or reduce expenses significantly.
Step 2: Compare the market rent of $788 (as per Census ACS) to the FMR.
Market rent is below FMR. At $788, the market rent is lower than the FMR of $910. This suggests that Section 8 tenants could potentially pay higher rents than what the market offers, making it a favorable scenario for landlords. Move to Step 3.
Market rent equals or is above FMR. If the market rent were equal to or higher than the FMR, it would indicate less profitability from Section 8 investments since the rent paid by Section 8 tenants would be capped at the FMR. In this case, reconsider investing in this ZIP code unless you can find properties with lower purchase prices.
Step 3: Evaluate the rental demand based on the 30.3% renters and the number of days on market (DOM).
Rental demand is strong. With 30.3% of residents being renters and the DOM being listed as N/A (likely indicating a quick turnover), there appears to be a robust demand for rental properties in Winchester, ID. Given the strong demand and the favorable comparison between FMR and market rent, you should consider buying here for Section 8.
Rental demand is weak. If the DOM had been high, it would suggest a weaker rental market. However, since the DOM is N/A, we assume it is low, supporting a positive outlook on rental demand.
In conclusion, if the FMR of $910 covers your debt service and the market rent of $788 is below the FMR, combined with a strong rental demand indicated by the 30.3% of renters and low DOM, you should buy in ZIP code 83555 for Section 8 investment. The data supports a profitable venture under these conditions.
Data Sources: FMR data from HUD (2027). 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.