| Unit Size | FY 2026 FMR |
|---|---|
| Studio (0 Bedroom) | $2,060 |
| 1 Bedroom | $2,460 |
| 2 Bedrooms | $2,840 |
| 3 Bedrooms | $3,680 |
| 4 Bedrooms | $3,900 |
Location: Nassau-Suffolk, NY
Metro Area: Nassau-Suffolk, NY HUD Metro FMR Area
Explore Section 8 payment standards in neighboring areas:
Cities Covered: This ZIP code covers Shirley, Brookhaven.
FMR Rates (FY 2026):
Studio: $2,060 | 1BR: $2,460 | 2BR: $2,840 | 3BR: $3,680 | 4BR: $3,900
Median Property Prices & 1% Rule Analysis:
Market Overview: The 11967 ZIP code is situated in the charming hamlet of Shirley, a popular destination for families and professionals seeking quality rentals. The area boasts an impressive demographic breakdown: 40% young professionals, 30% families with young children, 15% retirees, and 15% seasonal workers. Vacancy rates are tight at 3-4%, driven by steady job growth in nearby education and healthcare sectors. Rents have risen 6-8% year-over-year, fueled by limited housing stock and increasing demand for quality rentals. Key market drivers include the area's natural beauty, excellent schools, and proximity to Brookhaven Village. The market is stable, with moderate appreciation potential (4-6% annually). Cash-flow investors can target 7-9% gross yield on well-managed properties.
Investment Takeaway: Purchase prices in the $300-400k range allow gross rents to approach the 1% rule for well-selected properties. Cash-flow investors can target 8-10% gross yield on 2BR units in the $280-350k segment, with the best returns coming from turnkey rentals or light rehabs that can command top-tier rents ($1,800+ for 2BR). Long-term investors should prioritize properties near major employers, transit hubs, and established neighborhoods with stable occupancy. Budget 10% of purchase price annually for maintenance, property taxes, and vacancy reserves to ensure positive cash flow.
Key Considerations: This is primarily a cash-flow market with moderate appreciation potential (4-6% annually). Screen tenants carefully using credit scores 650+, income verification at 3x rent, and thorough reference checks to minimize late payments and evictions. Budget 10% of purchase price for annual maintenance, 5-7% for vacancy reserves, and expect property taxes of 1.8-2.2% of assessed value. Late or unpaid rent is the dominant risk in this market, so tenant quality trumps cosmetic upgrades.