Location: Douglas County, OR | Metro: Douglas 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 | $1,070 |
| 1 Bedroom | $1,170 |
| 2 Bedrooms | $1,530 |
| 3 Bedrooms | $2,120 |
| 4 Bedrooms | $2,560 |
| 5 Bedrooms | $2,970 |
| 6 Bedrooms | $3,326 |
| 7 Bedrooms | $3,592 |
| 8 Bedrooms | $3,772 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,530 | $286,406 | 0.53% | F |
| 3BR | $2,120 | $348,385 | 0.61% | D |
U.S. Census Bureau data (2024)
The real estate landscape in ZIP 97499 (Yoncalla, OR) is characterized by a median home value of $320,160. This figure stands as a critical benchmark for both current and prospective homeowners. Despite the median home value being relatively stable, the absence of percentage data on reduced listings and median days on market (DOM) suggests that the market is neither experiencing significant upward nor downward pressure at present. Landlords and small-portfolio investors should interpret this as a sign of a balanced market where pricing power will likely remain steady over the next 12-24 months.
On the rental side, the Forward Monthly Rent (FMR) for ZIP 97499 is projected to be $1,470 by fiscal year 2026, while the current market rent is approximately $1,320 according to the Census ACS. This indicates a potential increase in rental rates, aligning with broader economic trends and suggesting that landlords could see an opportunity to adjust their rents upward in line with the forecasted FMR. However, it's important to note that this projection does not guarantee an immediate rise in market rents; rather, it reflects a trend towards higher rents over time.
For long-term investors, the data implies a moderate appreciation thesis. The combination of a stable median home value and the projected increase in rental rates points to a scenario where property values could gradually appreciate, driven by rising demand for rentals and potential inflationary pressures. However, the lack of specific growth percentages in the provided data means that any significant capital appreciation is not guaranteed. Instead, the setup favors a strategy of holding properties for consistent, modest appreciation and income generation through rental yields.
To summarize, ZIP 97499 presents a market with a stable median home value and potential for gradual rental rate increases. Landlords and investors can expect steady pricing power and a realistic path for modest property value appreciation, alongside opportunities to adjust rental prices in alignment with future projections. This environment supports a long-term investment approach focused on sustainable returns.
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.