Location: Portland-Vancouver-Hillsboro, 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 | $1,700 |
| 1 Bedroom | $1,820 |
| 2 Bedrooms | $2,090 |
| 3 Bedrooms | $2,840 |
| 4 Bedrooms | $3,420 |
| 5 Bedrooms | $3,967 |
| 6 Bedrooms | $4,443 |
| 7 Bedrooms | $4,798 |
| 8 Bedrooms | $5,038 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,090 | $425,120 | 0.49% | F |
| 3BR | $2,840 | $596,604 | 0.48% | F |
| 4BR | $3,420 | $693,343 | 0.49% | F |
| 5BR | $3,967 | $885,482 | 0.45% | F |
U.S. Census Bureau data (2024)
The classification of ZIP 97070, Wilsonville, Oregon, hinges on the balance between rental yield and market stability. With a Fair Market Rent (FMR) of $2,180 for fiscal year 2024, compared to the market rent of $1,756, there is a notable premium for properties that qualify under the Section 8 program. This suggests a higher potential for yield, particularly if landlords can secure tenants through the FMR rates.
However, the median home value of $633,741 indicates a relatively expensive market, which could limit the number of eligible Section 8 tenants. The percentage of renters at 48.9% is moderate, and the days on market (DOM) of 54 days suggest a fairly stable turnover rate, although not exceptionally quick.
The average household income of $97,429 further supports the notion of a stable market, as it implies a steady economic base that can support rental payments. However, the gap between FMR and market rent also points towards a scenario where landlords might face challenges in finding tenants willing to pay the higher FMR rates, especially given the relatively high home values.
Considering these factors, ZIP 97070 appears to be a market that offers a blend of yield and stability. It is not a high-yield/low-stability flip-style market, due to the moderate percentage of renters and the stable average income levels. At the same time, it does not fully align with a steady-cashflow zone, because of the significant disparity between FMR and market rent, which could lead to fluctuations in occupancy and income.
To summarize, while there is potential for higher yields through the FMR rates, the market also exhibits signs of stability through consistent income levels and reasonable DOM figures. Landlords should carefully consider the cost of entry and the potential for securing Section 8 tenants before investing in this area.
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.