Location: Sullivan County, NY | Metro: Sullivan 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 | $1,010 |
| 1 Bedroom | $1,040 |
| 2 Bedrooms | $1,300 |
| 3 Bedrooms | $1,800 |
| 4 Bedrooms | $1,830 |
| 5 Bedrooms | $2,123 |
| 6 Bedrooms | $2,378 |
| 7 Bedrooms | $2,568 |
| 8 Bedrooms | $2,696 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,300 | $281,435 | 0.46% | F |
| 3BR | $1,800 | $383,957 | 0.47% | F |
| 4BR | $1,830 | $457,558 | 0.4% | F |
U.S. Census Bureau data (2024)
The classification of ZIP 12723 (Callicoon, NY) hinges on its yield and stability metrics. The Fair Market Rent (FMR) for the area in fiscal year 2026 is set at $1,300, which is notably higher than the market rent of $1,199. This suggests a potential opportunity for landlords to capitalize on the government-set rental rates, particularly if they can secure Section 8 tenants who benefit from subsidies that cover up to the FMR.
The median home value in Callicoon is $355,809, indicating a relatively affordable market compared to many other areas in the United States. However, the percentage of renters is only 17.8%, which is quite low, suggesting a preference for homeownership over renting. This could impact the pool of available tenants and the competition for rental properties.
Regarding stability, the average daily days on market (DOM) data is not available, but the median household income of $77,313 provides some insight into the financial health of potential tenants. This figure is crucial because it influences the ability of residents to pay rent and maintain their housing, thereby affecting the stability of rental income.
To determine whether ZIP 12723 is a high-yield/low-stability market, a steady-cashflow zone, or something in between, we must consider these factors together. The discrepancy between the FMR and the market rent indicates a high-yield potential, especially for those willing to navigate the complexities of Section 8 tenancy. However, the low percentage of renters and the absence of DOM data suggest less stability in terms of tenant turnover and vacancy rates.
Given the data, ZIP 12723 leans towards being a high-yield market due to the subsidy-supported rental rates. However, the stability aspect is somewhat ambiguous without DOM data, but the relatively low renter population and moderate income levels imply a cautious approach is warranted. This market is not purely a steady-cashflow zone, but it offers significant potential for landlords willing to engage with Section 8 programs while managing the risks associated with lower rental demand.
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.