Location: Hamilton County, NY | Metro: Hamilton 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 | $1,150 |
| 1 Bedroom | $1,200 |
| 2 Bedrooms | $1,570 |
| 3 Bedrooms | $1,870 |
| 4 Bedrooms | $2,060 |
| 5 Bedrooms | $2,390 |
| 6 Bedrooms | $2,677 |
| 7 Bedrooms | $2,891 |
| 8 Bedrooms | $3,036 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,870 | $344,738 | 0.54% | F |
U.S. Census Bureau data (2024)
The ZIP code 12164 stands out in XX County with a unique set of characteristics that differentiate it from other areas. With a population of 539 residents, the ZIP has a rental rate of 26.0%, indicating a modest but significant portion of tenants. The median household income here is $62,083, which places it above average compared to the national median, suggesting a relatively stable economic environment. However, the median home value is notably lower at $270,533, reflecting a balance between affordability and desirability.
Moving into the specifics of Section 8 voucher economics, the Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $1,650. This figure is significantly higher than the current market rent of $1,042, based on Census ACS data. Landlords and small-portfolio investors should take note of this disparity, as it means they can potentially receive a higher rental income through Section 8 vouchers than from market rates. This difference could be a key factor in deciding to participate in the program, as it provides an opportunity to mitigate risks associated with rental defaults and ensures a steady stream of income.
In summary, the data signature for ZIP 12164 reads as "stable." The combination of a moderate rental rate, a decent median income, and a relatively low median home value suggests a community that is economically balanced and less likely to experience rapid changes. For those considering the Section 8 program, the higher FMR compared to market rates presents a favorable scenario, making it a viable option for securing long-term, reliable tenants while maintaining a competitive rental income. This ZIP code's stability and the economic benefits of the Section 8 program make it an attractive location for real estate investment.
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.