Location: Glens Falls, NY | Metro: Glens Falls, 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 | $990 |
| 1 Bedroom | $1,000 |
| 2 Bedrooms | $1,260 |
| 3 Bedrooms | $1,620 |
| 4 Bedrooms | $1,660 |
| 5 Bedrooms | $1,926 |
| 6 Bedrooms | $2,157 |
| 7 Bedrooms | $2,330 |
| 8 Bedrooms | $2,447 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,620 | $288,816 | 0.56% | F |
U.S. Census Bureau data (2024)
The real estate landscape in ZIP 12810 presents a nuanced picture for landlords and small-portfolio investors, with implications that extend into both the short-term and long-term horizons. The median home value stands at $251,207, a figure that remains relatively stable compared to broader market trends. This stability suggests a balanced market where neither buyers nor sellers hold overwhelming pricing power.
The absence of data on the percentage of listings that have been reduced and the median days on market (DOM) indicates a market that is either experiencing minimal fluctuation or one where the available data does not capture significant changes. In such a scenario, landlords can expect consistent rental demand, assuming the property meets local standards and is competitively priced. The Forward Market Rate (FMR) for ZIP 12810 in fiscal year 2024 is set at $1280, which provides a benchmark for rental pricing. However, without specific data on the current market rent, it's challenging to assess whether there is an immediate opportunity to increase rents above the FMR.
Long-term investors should consider the broader economic context and the potential for appreciation. Historically, ZIP 12810 has shown moderate growth, aligning with national trends but not outpacing them. Given the current median home value and the FMR, the setup for long-term appreciation is realistic but modest. Investors should expect an annual appreciation rate that mirrors general inflation rates rather than speculative bubbles, ensuring a steady but conservative return on investment.
In summary, ZIP 12810 offers a stable environment for real estate investments, particularly for those focused on long-term holdings. The median home value and FMR provide a solid foundation for assessing the potential returns, indicating a market that will likely support gradual appreciation rather than rapid growth. Landlords and investors should focus on maintaining properties to meet market standards and adjust rental prices in line with the FMR to ensure competitiveness and steady cash flow.
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.