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 |
|---|---|---|---|---|
| 3BR | $1,800 | $404,006 | 0.45% | F |
U.S. Census Bureau data (2024)
The Section 8 thesis in ZIP 12766 centers around the discrepancy between the Fair Market Rent (FMR) and the actual market rent. The FMR for a two-bedroom apartment in ZIP 12766 is set at $1,300 per month for fiscal year 2026. However, the typical market rent for a two-bedroom apartment is also $1,300, according to recent data.
This means there is no significant gap between the FMR and the market rent, which simplifies the investment strategy for landlords and small-portfolio investors. Since the FMR aligns with the market rent, voucher tenants can afford the rent without significantly impacting the landlord's revenue. The median home value in ZIP 12766 is $354,407, indicating a relatively stable real estate market. With only 4.3% of residents being renters, the majority of the population owns their homes, suggesting a strong preference for homeownership in the area.
The median income in ZIP 12766 is $61,303, based on recent data. This figure provides insight into the economic profile of the area, helping investors understand the financial capacity of potential tenants. Given that the FMR matches the market rent, landlords can expect consistent cash flow from voucher tenants without having to subsidize the difference between the FMR and the market rate. This makes ZIP 12766 a viable option for those looking to invest in Section 8 properties, as it offers a straightforward yield play with minimal risk of under-renting.
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.