Location: Douglas County, OR | Metro: Coos County, OR
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 | $910 |
| 1 Bedroom | $950 |
| 2 Bedrooms | $1,190 |
| 3 Bedrooms | $1,650 |
| 4 Bedrooms | $1,990 |
| 5 Bedrooms | $2,308 |
| 6 Bedrooms | $2,585 |
| 7 Bedrooms | $2,792 |
| 8 Bedrooms | $2,932 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $950 | $235,004 | 0.4% | F |
| 2BR | $1,190 | $284,948 | 0.42% | F |
| 3BR | $1,650 | $376,408 | 0.44% | F |
| 4BR | $1,990 | $442,177 | 0.45% | F |
| 5BR | $2,308 | $476,168 | 0.48% | F |
U.S. Census Bureau data (2024)
The ZIP code 97459 in Oregon presents a unique scenario when it comes to housing affordability and rental strategies. The median income in this area stands at $82,035, which provides a baseline for understanding the financial capacity of typical households.
With a market rate of $1,080 for rentals, a household earning the median income would find it challenging but feasible to cover monthly rent costs. Assuming a standard budget allocation where housing expenses should not exceed 30% of income, a household in 97459 could allocate up to $2,050.80 towards housing. This means that even at the market rate of $1,080, a significant portion of their income would be dedicated to rent.
However, the situation becomes more complex when considering the Federal Market Rent (FMR) standard for vouchers, set at $1,300 for the metro area in fiscal year 2026. This figure exceeds the current market rate, indicating that voucher holders could potentially secure better deals or access to higher-quality units than those paying the market rate.
Given that 25.9% of the 14,835 population are renters, there is a notable segment of the market that could benefit from or be influenced by voucher programs. This percentage suggests a competitive landscape for landlords, particularly when it comes to attracting tenants who can offer a guaranteed income through vouchers.
The affordability gap between the median income and both the market rate and FMR highlights the importance of considering voucher tenants. While cash-paying tenants might offer flexibility, the stability and predictability of government-backed vouchers can provide a reliable source of income, especially given the current economic uncertainties.
Takeaway for landlords: In ZIP 97459, accepting Section 8 vouchers can be a strategic advantage. It allows landlords to tap into a segment of the market that might otherwise struggle with the cost of living, while also ensuring consistent rental payments. This approach can mitigate risks associated with vacancy and non-payment, making it a sound choice for long-term portfolio management.
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.