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 | $1,040 |
| 1 Bedroom | $1,080 |
| 2 Bedrooms | $1,320 |
| 3 Bedrooms | $1,730 |
| 4 Bedrooms | $1,830 |
| 5 Bedrooms | $2,123 |
| 6 Bedrooms | $2,378 |
| 7 Bedrooms | $2,568 |
| 8 Bedrooms | $2,696 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,730 | $313,173 | 0.55% | F |
U.S. Census Bureau data (2024)
Investing in Section 8 properties in ZIP code 12873 comes with several inherent risks that landlords and small-portfolio investors must consider. Tenant turnover is a significant concern, as the market rent stands at $969, which is notably lower than the Fair Market Rent (FMR) of $1110 for FY 2024. This discrepancy suggests that tenants might be inclined to move once their voucher situation changes, leading to higher churn rates.
Vacancy exposure is another critical issue. The data shows that the days on market (DOM) is not available, indicating potential problems in accurately gauging how long a property might remain vacant. High vacancy periods can significantly impact cash flow and profitability, especially when waiting for new tenants who qualify for Section 8 vouchers.
The deferred maintenance exposure is also substantial. With a typical home value of $294,360 and a median income of $103,239, homeowners in this area might struggle to keep up with necessary repairs and improvements, particularly if they are relying on the limited rental income from Section 8. This could lead to higher maintenance costs and potential issues with compliance, as Section 8 requires properties to meet certain standards.
However, these risks are tempered by the high renter share in ZIP 12873, which stands at 33.8%. High renter density generally indicates a robust demand for housing assistance, including Section 8 vouchers. This demand can help ensure a steady stream of qualified tenants, reducing the likelihood of prolonged vacancies.
In conclusion, the risks associated with investing in Section 8 properties in ZIP 12873 are moderate due to the challenges of tenant turnover, vacancy exposure, and deferred maintenance, but the high renter share provides a buffer against some of these concerns.
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.