Location: Sullivan County, 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 | $1,350 |
| 1 Bedroom | $1,440 |
| 2 Bedrooms | $1,760 |
| 3 Bedrooms | $2,440 |
| 4 Bedrooms | $2,550 |
| 5 Bedrooms | $2,958 |
| 6 Bedrooms | $3,313 |
| 7 Bedrooms | $3,578 |
| 8 Bedrooms | $3,757 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $2,440 | $284,318 | 0.86% | C |
U.S. Census Bureau data (2024)
The investment landscape for Section 8 properties in ZIP code 12763 presents several challenges that must be carefully considered. Tenant turnover is a significant risk factor, especially when comparing the local market rent to the $1750 Fair Market Rent (FMR) set for fiscal year 2024. If market rents are higher than the FMR, landlords might face frequent turnover as tenants seek more affordable housing options outside the program.
Vacancy exposure is another concern. With no data available on the days on market (DOM), it's difficult to predict how quickly a property can be filled. However, the typical home value of $269,121 and a median income of $55,741 suggest that many residents may struggle to afford market-rate rents, potentially leading to longer vacancy periods if a property is not enrolled in the Section 8 program.
Deferred maintenance is a critical issue in ZIP 12763. The median income is relatively low compared to the typical home value, which could mean that landlords may not have the financial buffer to keep up with necessary repairs and improvements. This can lead to a decline in property quality and attract fewer desirable tenants over time.
Despite these risks, there are positive factors to consider. The renter share in this area is 22.3%, indicating a high concentration of renters who might rely on housing vouchers. High renter density often correlates with strong demand for subsidized housing, which can stabilize occupancy rates and provide a steady stream of income for landlords willing to participate in the Section 8 program.
Verdict: Moderate risk for a first-time Section 8 landlord.
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.