Location: New York, NY | Metro: New York, NY 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 | $2,500 |
| 1 Bedroom | $2,630 |
| 2 Bedrooms | $2,860 |
| 3 Bedrooms | $3,620 |
| 4 Bedrooms | $3,970 |
| 5 Bedrooms | $4,605 |
| 6 Bedrooms | $5,158 |
| 7 Bedrooms | $5,571 |
| 8 Bedrooms | $5,850 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,630 | $382,366 | 0.69% | D |
| 2BR | $2,860 | $527,303 | 0.54% | F |
| 3BR | $3,620 | $741,007 | 0.49% | F |
| 4BR | $3,970 | $899,962 | 0.44% | F |
| 5BR | $4,605 | $1,046,116 | 0.44% | F |
U.S. Census Bureau data (2024)
Staten Island’s 10314 ZIP code, centered on the communities of Sunnyside and Willowbrook, offers a suburban-style residential environment within the five boroughs. The area is defined by extensive green space, proximity to the Staten Island Greenbelt, and convenient access to the Staten Island Expressway. A major local institution driving steady foot traffic and employment is the Staten Island Mall, a central retail hub for the island. This neighborhood is characterized by single-family homes and quiet side streets, appealing to households seeking more space away from the urban density of other boroughs.
From a valuation standpoint, investors face a tight spread between subsidies and private market rates. The FY2024 HUD SAFMR for a two-bedroom unit sits at $2,650, lagging behind the current market rent of $2,788. For those targeting FY2026 FMRs, a 2BR increases to $2,890, slightly outpacing the market. Median home values are substantial at $703,368, with a median 2BR sale price of $516,221. Properties are moving at a moderate pace, with a median of 41 days on market. Based strictly on current figures, voucher tenants do not immediately cash-flow on a 2BR unit using FY2024 numbers, resulting in a negative gap of $138 per month relative to market rates.
Despite the rent gap, the underlying tenant demographics provide a compelling case for stability. With a median household income of $104,613, the area attracts a higher-income demographic, yet the 27.1% renter share indicates a solid core of residents who are not owners. The neighborhood is served by well-regarded public schools within District 31 and offers local bus connectivity coupled with highway access, making it a practical choice for families. This environment suggests that Section 8 tenants, who often struggle to find accepting landlords in high-cost areas, may represent a particularly reliable and long-term tenant pool here.
The strongest investor angle in 10314 is stability and appreciation rather than immediate cash flow. The high median home value and affluent neighborhood profile suggest that property values are likely to hold firm or appreciate, mitigating risk. While the SAFMR slightly trails the market today, the adjustment to $2,890 in FY2026 points to improving government subsidy potential. Investors should view this as a defensive play: securing a high-quality asset in a desirable neighborhood with a tenant base that values the scarcity of voucher acceptance in this specific market.
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.