Location: Kiryas Joel-Poughkeepsie-Newburgh, NY | Metro: Kiryas Joel-Poughkeepsie-Newburgh, NY MSA
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,500 |
| 1 Bedroom | $1,680 |
| 2 Bedrooms | $2,160 |
| 3 Bedrooms | $2,720 |
| 4 Bedrooms | $2,860 |
| 5 Bedrooms | $3,318 |
| 6 Bedrooms | $3,716 |
| 7 Bedrooms | $4,013 |
| 8 Bedrooms | $4,214 |
U.S. Census Bureau data (2024)
ZIP 12549, located in Montgomery, NY, within the Kiryas Joel-Poughkeepsie-Newburgh, NY MSA metro area, serves best as a cash-flow anchor within a Section 8 portfolio strategy. This designation is based on the significant spread between the Fair Market Rent (FMR) for FY 2024, which is set at $1920, and the actual market rent of $1633. The difference of $287 per unit represents a stable and reliable source of above-market returns, crucial for anchoring a portfolio's overall cash flow.
The higher FMR compared to the market rent ensures that landlords can secure a steady income stream without the volatility associated with non-subsidized rental markets. This is particularly valuable given the median home value in the area stands at $489,218, indicating a relatively affluent neighborhood where market rents might otherwise be higher. However, the presence of the Section 8 program allows landlords to capture a premium over the local market rates, providing a cushion against potential downturns.
While ZIP 12549 does not present an immediate opportunity for rapid appreciation, evidenced by the lack of data on price-cut shares and days on market (DOM), it still offers a solid foundation for long-term investment. The 15.9% renter share and median income of $122,734 suggest a diverse economic base, with a substantial portion of residents likely benefiting from housing subsidies. This mix supports the idea that the area will maintain a consistent demand for subsidized housing units, ensuring stability in tenant occupancy and rental income.
In summary, ZIP 12549 is most effectively utilized as a cash-flow anchor in a Section 8 portfolio due to the favorable spread between FMR and market rent, providing a dependable and above-average income stream that can balance out other investments with higher risk profiles.
Data Sources: FMR data from HUD (2027). 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.