Location: Greene County, NY | Metro: Greene County, NY
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 | $910 |
| 1 Bedroom | $1,010 |
| 2 Bedrooms | $1,240 |
| 3 Bedrooms | $1,640 |
| 4 Bedrooms | $1,870 |
| 5 Bedrooms | $2,169 |
| 6 Bedrooms | $2,429 |
| 7 Bedrooms | $2,623 |
| 8 Bedrooms | $2,754 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,240 | $250,106 | 0.5% | F |
| 3BR | $1,640 | $301,729 | 0.54% | F |
| 4BR | $1,870 | $376,977 | 0.5% | F |
| 5BR | $2,169 | $497,137 | 0.44% | F |
U.S. Census Bureau data (2024)
The Section 8 cap-rate analysis for ZIP code 12051, Coxsackie, NY, reveals some key insights into the investment potential of properties in this area. For a two-bedroom unit, the Fair Market Rent (FMR) set by HUD for fiscal year 2026 is $1,220 per month. This translates to an annualized rental income of $14,640. When compared to the median home value of $296,189, the implied gross yield for a Section 8 tenant would be approximately 4.95%. This calculation is based on the FMR and assumes that the property's value remains stable.
In contrast, the market rent for a two-bedroom unit in Coxsackie, NY, as reported by the Census ACS, is $902 per month. This equates to an annualized rental income of $10,824. Given the same median home value, the implied gross yield for a market-rate tenant would be approximately 3.65%. This lower yield reflects the current market conditions and what non-subsidized tenants might pay.
The renter density in Coxsackie, NY, stands at 34.1%, indicating a significant portion of the population relies on rental housing. However, the N/A-day DOM (Days on Market) suggests that there is either limited data available on how quickly rental properties are leased or that the market dynamics are such that properties are not typically listed for long periods, making it challenging to assess the leasing speed without further context.
Given these figures, the Section 8 scenario with a gross yield of 4.95% appears more realistic for investors looking to secure a steady income stream. The higher yield relative to market rates compensates for the administrative overhead associated with managing Section 8 properties. While the market-rate yield of 3.65% is lower, it represents what tenants might pay without government assistance and could be more indicative of the broader rental market's health.
Investors should consider the local rental market dynamics and the availability of Section 8 vouchers when deciding between these two scenarios. The higher gross yield under Section 8 might appeal to those seeking stable cash flow, whereas market-rate yields offer a closer look at the actual rental demand and willingness to pay among the general population.
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.