Location: Douglas County, OR | Metro: Douglas County, OR
| Unit Size | Monthly FMR |
|---|---|
| Studio | $790 |
| 1 Bedroom | $880 |
| 2 Bedrooms | $1,150 |
| 3 Bedrooms | $1,600 |
| 4 Bedrooms | $1,920 |
| 5 Bedrooms | $2,227 |
| 6 Bedrooms | $2,494 |
| 7 Bedrooms | $2,694 |
| 8 Bedrooms | $2,829 |
U.S. Census Bureau data (2024)
The ZIP code 97416 presents several challenges for landlords considering Section 8 investments. Tenant turnover could be a significant issue, especially when comparing the market rent of $1,000 to the Fair Market Rent (FMR) of $1,100 for fiscal year 2026 in the metropolitan area. Landlords should expect higher turnover rates among tenants who rely on vouchers, as they may frequently seek more affordable housing options.
Vacancy exposure is another concern. With an unknown number of days on the market (DOM), it's difficult to predict how long a property might remain vacant between tenants. This uncertainty can lead to financial strain, particularly if landlords have other expenses that need to be covered during these periods.
Deferred maintenance is also a potential risk. While the typical home value in the area is not specified, the median income of $65,035 suggests that residents might struggle to afford major repairs or upgrades. This could result in landlords having to shoulder additional costs for maintaining the property's condition, which is often required under Section 8 guidelines.
Despite these risks, the high renter share of 28.0% indicates strong demand for rental properties. In such areas, there tends to be a higher concentration of voucher holders looking for affordable housing, which can provide a steady stream of tenants willing to pay the required rent through their vouchers. This demand can help mitigate the risks associated with tenant turnover and vacancy exposure.
In conclusion, the investment risk for a first-time Section 8 landlord in ZIP 97146 is moderate. The combination of potential tenant turnover and vacancy exposure needs to be balanced against the strong demand for rental properties and the availability of voucher holders willing to pay the FMR.
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.