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 | $1,020 |
| 1 Bedroom | $1,170 |
| 2 Bedrooms | $1,440 |
| 3 Bedrooms | $1,880 |
| 4 Bedrooms | $2,240 |
| 5 Bedrooms | $2,598 |
| 6 Bedrooms | $2,910 |
| 7 Bedrooms | $3,143 |
| 8 Bedrooms | $3,300 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,440 | $273,757 | 0.53% | F |
| 3BR | $1,880 | $424,446 | 0.44% | F |
| 4BR | $2,240 | $531,521 | 0.42% | F |
| 5BR | $2,598 | $624,137 | 0.42% | F |
U.S. Census Bureau data (2024)
The potential risks for investing in Section 8 properties in ZIP code 12442 in Hunter, NY, are significant and must be carefully considered. Tenant turnover is a critical issue, with the market rent at $1,059 compared to the Federal Market Rent (FMR) of $1,420 for fiscal year 2026 in the metropolitan area. This discrepancy suggests that tenants may struggle to afford higher rents outside of the subsidized program, leading to frequent turnover.
Vacancy exposure is another concern. The average days on market (DOM) is not available, which makes it difficult to predict how long a property might remain vacant between tenants. High vacancy periods can result in lost rental income and increased maintenance costs, as properties may sit unoccupied for extended times.
Deferred maintenance is also a risk factor. With a typical home value of $369,692 and a median income of $36,912, homeowners in the area may find it challenging to keep up with necessary repairs and upgrades without additional financial support. This could lead to higher maintenance costs for landlords who take on Section 8 properties, especially if they inherit units needing significant work.
However, these risks are offset by the high renter share of 35.8%. A large percentage of renters typically indicates a strong demand for housing vouchers, which can provide a steady stream of tenants and help mitigate the risk of vacancies. Additionally, the presence of a substantial number of renters often correlates with a more diverse and resilient rental market, reducing the impact of any single tenant's departure.
Verdict: Moderate risk for a first-time Section 8 landlord.
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.