Location: Nassau-Suffolk, NY | Metro: Nassau-Suffolk, 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 | $2,040 |
| 1 Bedroom | $2,370 |
| 2 Bedrooms | $2,790 |
| 3 Bedrooms | $3,590 |
| 4 Bedrooms | $3,810 |
| 5 Bedrooms | $4,420 |
| 6 Bedrooms | $4,950 |
| 7 Bedrooms | $5,346 |
| 8 Bedrooms | $5,613 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,790 | $588,673 | 0.47% | F |
| 3BR | $3,590 | $763,034 | 0.47% | F |
| 4BR | $3,810 | $887,196 | 0.43% | F |
| 5BR | $4,420 | $1,029,357 | 0.43% | F |
U.S. Census Bureau data (2024)
The potential pitfalls of investing in ZIP 11782 in Sayville, NY, under the Section 8 program are significant. Tenant turnover can be a critical issue when the market rent stands at $2,350, while the Fair Market Rent (FMR) for fiscal year 2024 is set at $2,550. This discrepancy suggests that landlords might struggle to retain tenants who are unwilling to pay the higher FMR rate, leading to increased turnover and associated costs.
Vacancy exposure is another concern. The average days on market (DOM) for rental properties in this area is not available, which makes it difficult to predict how long a property might remain vacant between tenancies. A prolonged vacancy period can result in substantial financial losses, especially considering the high typical home value of $745,312 and the median income of $147,672. These figures indicate that the area has a relatively affluent population, but also suggest that many residents might prefer homeownership over renting, potentially increasing the risk of vacancies.
Deferred maintenance is yet another risk factor. With the typical home value being quite high, any necessary repairs or maintenance must be promptly addressed to avoid significant financial burdens. Landlords should be prepared to invest in maintaining the property's condition to comply with Section 8 requirements and ensure tenant satisfaction.
However, these risks are offset by the high renter share in the area, which stands at 22.9%. High renter density often translates into higher demand for rental properties, including those that accept Section 8 vouchers. This robust demand can help mitigate the risks associated with tenant turnover and vacancy exposure, making the area more attractive for landlords willing to navigate these challenges.
Verdict: Moderate risk for a first-time Section 8 landlord.
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.