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 | $2,440 |
| 1 Bedroom | $2,840 |
| 2 Bedrooms | $3,340 |
| 3 Bedrooms | $4,300 |
| 4 Bedrooms | $4,560 |
| 5 Bedrooms | $5,290 |
| 6 Bedrooms | $5,925 |
| 7 Bedrooms | $6,399 |
| 8 Bedrooms | $6,719 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $3,340 | $542,595 | 0.62% | D |
| 3BR | $4,300 | $770,077 | 0.56% | F |
| 4BR | $4,560 | $843,393 | 0.54% | F |
| 5BR | $5,290 | $907,514 | 0.58% | F |
U.S. Census Bureau data (2024)
The potential downsides of investing in Section 8 properties in ZIP code 11790 in Stony Brook, NY, are significant and must be carefully considered. First, tenant turnover is a major concern due to the disparity between the market rent of $4,700 and the Fair Market Rent (FMR) of $3,010 for FY 2024. This difference can lead to higher churn rates as tenants seek out more affordable housing options, which in turn increases the risk of vacancy exposure. Unfortunately, the days on market (DOM) data is not available, making it difficult to predict how long a property might remain vacant between tenancies. Additionally, the deferred maintenance exposure is notable, given the typical home value of $766,856 and a median income of $171,133. Landlords should be prepared to invest in regular maintenance and upgrades to ensure that their properties meet the necessary standards set by the Housing Choice Voucher program.
However, these risks must be weighed against the high concentration of renters in the area, with 9.5% of the population being renters. A high renter density typically indicates a greater demand for housing vouchers, which can provide a steady stream of qualified tenants. The local rental market is robust, and the presence of a substantial number of renters suggests that there will likely be consistent interest in Section 8 properties, mitigating some of the financial risks associated with tenant turnover and vacancy.
In conclusion, the investment risk for a first-time Section 8 landlord in ZIP code 11790 is moderate. While there are challenges related to tenant turnover and maintenance costs, the strong rental market and high demand for housing vouchers offer a counterbalance to these concerns.
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.