Location: Yakima, WA | Metro: Kennewick-Richland, 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 | $1,030 |
| 1 Bedroom | $1,150 |
| 2 Bedrooms | $1,390 |
| 3 Bedrooms | $1,880 |
| 4 Bedrooms | $2,150 |
| 5 Bedrooms | $2,494 |
| 6 Bedrooms | $2,793 |
| 7 Bedrooms | $3,016 |
| 8 Bedrooms | $3,167 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,390 | $252,234 | 0.55% | F |
| 3BR | $1,880 | $335,972 | 0.56% | F |
| 4BR | $2,150 | $386,838 | 0.56% | F |
| 5BR | $2,494 | $432,725 | 0.58% | F |
U.S. Census Bureau data (2024)
The rent math in ZIP 98944, Sunnyside, WA, does not work favorably for landlords. The Fair Market Rent (FMR) set at $1310 for fiscal year 2024 contrasts sharply with the actual market rent reported by the Census ACS, which stands at $968. This indicates that landlords may struggle to cover their costs if they rely solely on the market rent, as it falls short of the benchmark set by the FMR.
Acquisition of properties in this area is relatively affordable. With a median home value of $323,242, potential investors can find homes within a reasonable budget. However, the lack of data on days on market (DOM) and the low price-cut share of 0.2% suggest that while property values are accessible, competition among buyers might be high, and sellers may not be willing to negotiate significantly on price.
Tenant demand is strong in Sunnyside. The population of 22,817 supports a substantial rental market, with 40.2% of residents being renters. This high percentage of renters ensures a steady pool of potential tenants, making it easier for landlords to maintain occupancy rates.
In conclusion, while the acquisition cost and tenant demand in ZIP 98944 present favorable conditions for investment, the disparity between the FMR and market rent poses a significant challenge. Landlords must carefully manage their expenses to ensure profitability. Despite these challenges, the robust rental market driven by a high percentage of renters makes Sunnyside a viable option for small-portfolio investors looking to capitalize on stable tenant demand.
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.