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 | $940 |
| 1 Bedroom | $960 |
| 2 Bedrooms | $1,220 |
| 3 Bedrooms | $1,570 |
| 4 Bedrooms | $1,610 |
| 5 Bedrooms | $1,868 |
| 6 Bedrooms | $2,092 |
| 7 Bedrooms | $2,259 |
| 8 Bedrooms | $2,372 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,570 | $436,775 | 0.36% | F |
U.S. Census Bureau data (2024)
A landlord considering ZIP 12856 for Section 8 investments must follow a structured decision-making process. The first question to address is whether the Fair Market Rent (FMR) of $1340 for the fiscal year 2024 can cover the debt service on a property valued at $324,193. To determine this, calculate the monthly debt service using typical mortgage rates and terms. Assuming a 30-year fixed-rate mortgage at 4%, the monthly payment would be approximately $1,500. Since the FMR of $1340 does not exceed this amount, the answer is No; the FMR is insufficient to clear debt service.
If the landlord proceeds despite this initial setback, the next question is how market rents compare to the FMR. Unfortunately, the market rent data for ZIP 12856 is currently N/A, indicating a lack of available information. This makes it impossible to accurately gauge whether market rents are above, at, or below the FMR. Therefore, the answer is It Depends; without market rent data, it's challenging to make a definitive recommendation.
The third question concerns rental demand. In ZIP 12856, 41.1% of residents are renters, which is a significant portion but does not guarantee high demand. Additionally, the Days on Market (DOM) for rental properties is listed as N/A, suggesting that either there is no recent data or the market is relatively stable with listings moving quickly. Given the partial data, the answer remains It Depends; while the percentage of renters is substantial, the absence of DOM data means we cannot fully assess the speed and certainty of finding tenants.
To summarize, based on the provided data, a landlord looking to invest in ZIP 12856 for Section 8 properties faces several challenges. The FMR is too low to cover debt service on a median-priced property, and without complete market rent and DOM data, making an informed decision about demand becomes speculative. For a more concrete assessment, additional research into current market conditions and rental trends in ZIP 12856 is essential.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). 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.