Location: Kingston, NY | Metro: Kingston, NY MSA
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 | $1,530 |
| 1 Bedroom | $1,670 |
| 2 Bedrooms | $2,190 |
| 3 Bedrooms | $2,660 |
| 4 Bedrooms | $2,880 |
| 5 Bedrooms | $3,341 |
| 6 Bedrooms | $3,742 |
| 7 Bedrooms | $4,041 |
| 8 Bedrooms | $4,243 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,190 | $337,721 | 0.65% | D |
| 3BR | $2,660 | $442,725 | 0.6% | D |
| 4BR | $2,880 | $556,793 | 0.52% | F |
| 5BR | $3,341 | $563,101 | 0.59% | F |
U.S. Census Bureau data (2024)
The potential pitfalls of investing in ZIP 12528 in Highland, NY, under the Section 8 program include significant tenant turnover. The market rent for the area stands at $1,559, while the Fair Market Rent (FMR) for FY 2024 is set at $2,040. This discrepancy can lead to frequent changes in occupancy as tenants who qualify for Section 8 may struggle to afford higher rents outside the program. Landlords should prepare for the administrative burden associated with managing such turnover.
Vacancy exposure is another critical concern. The Days on Market (DOM) for rental properties in the area is not available, which suggests that there might be periods where properties remain unoccupied, leading to lost rental income. Given the high renter density, however, it is likely that finding new tenants will not be an issue once the property becomes vacant again.
The deferred-maintenance exposure is also notable. With a typical home value of $420,184 and a median household income of $92,462, landlords must ensure that their properties meet the required standards for Section 8 without overextending themselves financially. Tenants may have limited resources to contribute to maintenance costs, so landlords should be prepared to cover these expenses themselves.
Despite these risks, the high renter share of 31.7% in ZIP 12528 indicates a strong demand for rental housing, which typically translates into a robust demand for Section 8 vouchers. This high density of renters can provide a steady stream of qualified applicants, reducing the likelihood of prolonged vacancies.
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.