Location: Bergen-Passaic, NJ | Metro: Bergen-Passaic, NJ HUD Metro FMR Area
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 | $1,920 |
| 1 Bedroom | $2,150 |
| 2 Bedrooms | $2,470 |
| 3 Bedrooms | $3,000 |
| 4 Bedrooms | $3,780 |
| 5 Bedrooms | $4,385 |
| 6 Bedrooms | $4,911 |
| 7 Bedrooms | $5,304 |
| 8 Bedrooms | $5,569 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,470 | $777,242 | 0.32% | F |
| 3BR | $3,000 | $1,000,717 | 0.3% | F |
| 4BR | $3,780 | $1,273,990 | 0.3% | F |
| 5BR | $4,385 | $1,706,449 | 0.26% | F |
U.S. Census Bureau data (2024)
ZIP 07452, located in Glen Rock, NJ, within the Bergen-Passaic, NJ HUD Metro FMR Area, serves as an ideal cash-flow anchor for a Section 8 portfolio strategy. The Family Monthly Rent (FMR) for fiscal year 2024 is set at $2520, which is significantly higher than the average market rent of $1,930. This creates a positive spread of $590 per month, ensuring that landlords receive above-market rents through the Section 8 program.
The median home value in ZIP 07452 stands at $1,061,016, indicating a robust real estate market. However, this high median home value does not necessarily translate into high market rents, making the Section 8 FMR even more advantageous. Landlords can secure steady, government-backed rental income that exceeds typical market rates, providing a reliable source of cash flow.
Although ZIP 07452 offers opportunities for appreciation, with only a 0.1% price-cut share and an N/A-day days on market (DOM), these factors do not outweigh the benefits of using it as a cash-flow anchor. The low price-cut share suggests that properties in this area maintain their value well, but the primary driver for inclusion in a Section 8 portfolio should be the guaranteed rental income rather than potential appreciation.
The diversification aspect, with a 9.8% renter share and median income of $215,096, also plays a role. However, given the high disparity between the FMR and market rent, the focus should remain on leveraging the higher Section 8 rent to bolster cash flow. This ZIP code's characteristics make it particularly suitable for landlords looking to stabilize their income streams and reduce financial risk associated with market fluctuations.
In summary, ZIP 07452 functions best as a cash-flow anchor due to the substantial difference between the Section 8 FMR and the local market rent. This ensures a consistent, above-average income for landlords participating in the program, while also benefiting from the overall stability and high property values of the area.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). 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.