Location: Columbia County, NY | Metro: Columbia 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 | $1,880 |
| 1 Bedroom | $1,950 |
| 2 Bedrooms | $2,250 |
| 3 Bedrooms | $2,750 |
| 4 Bedrooms | $2,960 |
| 5 Bedrooms | $3,434 |
| 6 Bedrooms | $3,846 |
| 7 Bedrooms | $4,154 |
| 8 Bedrooms | $4,362 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,250 | $408,406 | 0.55% | F |
| 3BR | $2,750 | $557,857 | 0.49% | F |
| 4BR | $2,960 | $722,588 | 0.41% | F |
U.S. Census Bureau data (2024)
The classification of ZIP code 12060 (East Chatham, NY) on the axes of yield and stability reveals a nuanced market scenario that is neither purely high-yield/low-stability nor a straightforward steady-cashflow zone. It falls into a category that can be described as a moderate cash flow opportunity with some stability concerns.
On the yield axis, East Chatham presents a modest opportunity. The Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $2,150, which is slightly lower than the market rent of $2,157. This suggests that rental income will align closely with the local market expectations. However, the median home value of $539,125 is significantly higher than the FMR, indicating that purchasing properties in this area would require a substantial investment relative to the rental income generated. For small-portfolio investors, this could mean a longer payback period.
Moving to the stability axis, East Chatham exhibits characteristics that point towards some instability. Only 12.2% of residents are renters, which implies a predominantly owner-occupied neighborhood. A low percentage of renters can make it difficult to find tenants, especially in a competitive market where many prefer homeownership over renting. Additionally, the average household income of $101,548 might suggest that potential tenants have the financial means to purchase homes rather than rent them. The lack of data on days on market (DOM) further complicates the assessment of how quickly properties can be rented out, adding an element of uncertainty to the stability of cash flows.
In summary, ZIP 12060 offers a balanced approach for investors looking to enter a market with reasonable yields but must be prepared for challenges related to tenant acquisition and retention due to the low percentage of renters and potentially high competition from homeownership options. This makes it a moderate cash flow area with notable stability risks.
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.