Location: Clatsop County, OR | Metro: Portland-Vancouver-Hillsboro, OR-WA MSA
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 | $1,420 |
| 1 Bedroom | $1,510 |
| 2 Bedrooms | $1,730 |
| 3 Bedrooms | $2,360 |
| 4 Bedrooms | $2,800 |
| 5 Bedrooms | $3,248 |
| 6 Bedrooms | $3,638 |
| 7 Bedrooms | $3,929 |
| 8 Bedrooms | $4,125 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,730 | $329,505 | 0.53% | F |
| 3BR | $2,360 | $419,095 | 0.56% | F |
| 4BR | $2,800 | $477,339 | 0.59% | F |
U.S. Census Bureau data (2024)
To integrate ZIP 97016, located in Clatskanie, OR, into a Section 8 portfolio strategy, it is best categorized as a cash-flow anchor. This designation is based on the significant spread between the Fair Market Rent (FMR) for ZIP 97016 and the actual market rents in the area.
The FMR for ZIP 97016 in fiscal year 2024 is set at $1,660 for a one-bedroom unit. In contrast, the current market rent stands at $838 for the same type of unit. This substantial gap means that landlords participating in the Section 8 program can expect to receive higher rental payments compared to the local market rates, effectively anchoring their cash flow to a more stable and predictable income source.
The median home value in ZIP 97016 is $402,649, which indicates a relatively affordable housing market. Despite this, the disparity between the FMR and market rents ensures that landlords can cover mortgage payments, property maintenance, and other operational costs while still maintaining a positive cash flow.
While the ZIP code has an appreciation potential with a 0.2% price-cut share, indicating that homes are not frequently discounted, and a median income of $79,375, suggesting economic stability among residents, these factors do not outweigh the primary role of cash-flow anchor given the significant rent subsidy provided by the Section 8 program.
A cash-flow anchor is crucial for any diversified real estate portfolio, ensuring steady income even during market fluctuations. ZIP 97016 fulfills this role well due to the favorable spread between the subsidized rents and the actual market rates.
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.