Location: Sullivan County, NY | Metro: Delaware 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 | $1,020 |
| 1 Bedroom | $1,110 |
| 2 Bedrooms | $1,360 |
| 3 Bedrooms | $1,880 |
| 4 Bedrooms | $1,910 |
| 5 Bedrooms | $2,216 |
| 6 Bedrooms | $2,482 |
| 7 Bedrooms | $2,681 |
| 8 Bedrooms | $2,815 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,360 | $296,749 | 0.46% | F |
| 3BR | $1,880 | $351,131 | 0.54% | F |
| 4BR | $1,910 | $386,933 | 0.49% | F |
U.S. Census Bureau data (2024)
The Section 8 market analysis for ZIP code 12776 in Roscoe, NY, part of the Sullivan County, NY metro area, reveals a favorable environment for landlords and small-portfolio investors. The HUD Fair Market Rent (FMR) for the area is set at $1,470 per month for fiscal year 2026, which is notably higher than the average market rent of $1,181 based on Census ACS data. This indicates that voucher tenants will generally cashflow positively at the FMR rate, providing a reliable source of income for property owners.
To further analyze the investment potential, consider the median home value in the area, which stands at $287,273. Using the HUD FMR of $1,470, the annualized rent would be $17,640, leading to a rent-to-price ratio of approximately 6.1%. This ratio suggests that rental properties are relatively affordable compared to home values, making it an attractive option for those interested in generating rental income without the need for significant capital outlay.
Regarding the days on market (DOM) and the percentage of homes that experience price cuts, these metrics are currently not available. However, the strong disparity between the HUD FMR and the actual market rent implies that there is less pressure on landlords to reduce rents to attract tenants. This stability in rental income can be crucial for long-term investment planning and cash flow management.
In conclusion, the strongest investor angle in ZIP 12776 is likely to be cashflow. With the HUD FMR significantly above the market rent, landlords can expect consistent positive cashflow from voucher tenants, making this area particularly appealing for those focused on generating steady rental income.
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.