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 | $1,050 |
| 1 Bedroom | $1,050 |
| 2 Bedrooms | $1,320 |
| 3 Bedrooms | $1,710 |
| 4 Bedrooms | $1,730 |
| 5 Bedrooms | $2,007 |
| 6 Bedrooms | $2,248 |
| 7 Bedrooms | $2,428 |
| 8 Bedrooms | $2,549 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,050 | $165,082 | 0.64% | D |
| 2BR | $1,320 | $211,857 | 0.62% | D |
| 3BR | $1,710 | $250,660 | 0.68% | D |
| 4BR | $1,730 | $250,622 | 0.69% | D |
| 5BR | $2,007 | $278,028 | 0.72% | D |
U.S. Census Bureau data (2024)
The rent math in ZIP code 12839, which includes Hudson Falls, NY within the Glens Falls, NY MSA, does not favor landlords. The Fair Market Rent (FMR) set at $1,260 for fiscal year 2024 exceeds the average market rent reported by the Census ACS, which stands at $1,053. This discrepancy means that landlords may struggle to find tenants willing to pay the higher subsidized rent rates.
Acquisition in this area is relatively affordable, with a median home value of $227,809. However, the lack of available data on days on market (DOM) and the percentage of homes that have experienced price cuts indicates that the housing market may be stable but lacks recent volatility metrics to fully assess. This stability could mean fewer opportunities for quick flips or rapid appreciation.
Tenant demand is present, though not overwhelming. With a total population of 13,541, nearly 35.7% of residents are renters. This suggests a consistent pool of potential tenants but also implies that competition among landlords for these renters could be significant.
In summary, while the acquisition cost in ZIP 12839 is reasonable, the rent math poses a challenge due to the disparity between FMR and market rent. Tenant demand exists but is moderate, indicating a balanced yet competitive rental market. Landlords should carefully consider these factors before investing in this area.
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.