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 | $1,170 |
| 1 Bedroom | $1,180 |
| 2 Bedrooms | $1,480 |
| 3 Bedrooms | $1,920 |
| 4 Bedrooms | $1,950 |
| 5 Bedrooms | $2,262 |
| 6 Bedrooms | $2,533 |
| 7 Bedrooms | $2,736 |
| 8 Bedrooms | $2,873 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,920 | $252,558 | 0.76% | D |
U.S. Census Bureau data (2024)
ZIP 12837, located within the Glens Falls, NY MSA metro, can serve as a cash-flow anchor in a Section 8 portfolio strategy. The Federal Market Rent (FMR) for ZIP 12837 in fiscal year 2024 is set at $1320, which is above the market average rental rate of $1282. This positive spread ensures that landlords receive a higher rent payment than the typical market rate, providing a stable and predictable source of income.
The median home value in ZIP 12837 stands at $218,495. While this figure does not directly impact rental strategies, it does provide insight into the overall housing market. Landlords can leverage this information to ensure their properties are priced competitively yet still generate a reliable cash flow when rented through the Section 8 program.
The ZIP code's characteristics do not support it being an appreciation play. There is no significant data indicating a high percentage of price-cut shares or short days on market (DOM), which are typically indicative of a rapidly appreciating market. Therefore, the focus should remain on cash flow rather than capital appreciation.
ZIP 12837 also offers limited potential as a diversifier. With a 17.0% renter share, the majority of residents are homeowners. However, the median income of $81,583 suggests a stable economic environment where tenants are likely to be financially secure and able to maintain their rent payments consistently.
In summary, ZIP 12837 is best suited as a cash-flow anchor within a Section 8 portfolio. Its favorable FMR compared to the market rental rate ensures steady income, while the median home value indicates a balanced housing market. Although it doesn't offer significant diversification due to the low renter share, the economic stability of the area supports long-term investment reliability.
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.