Location: Clinton County, NY | Metro: Clinton County, NY
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 | $990 |
| 2 Bedrooms | $1,270 |
| 3 Bedrooms | $1,510 |
| 4 Bedrooms | $1,720 |
| 5 Bedrooms | $1,995 |
| 6 Bedrooms | $2,234 |
| 7 Bedrooms | $2,413 |
| 8 Bedrooms | $2,534 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $990 | $164,076 | 0.6% | D |
| 2BR | $1,270 | $201,624 | 0.63% | D |
| 3BR | $1,510 | $248,592 | 0.61% | D |
| 4BR | $1,720 | $320,635 | 0.54% | F |
| 5BR | $1,995 | $357,014 | 0.56% | F |
U.S. Census Bureau data (2024)
The ZIP code 12901 encompasses a portion of Plattsburgh, NY, a city with a total population of 31,447. Approximately 45.4% of residents are renters, indicating a significant demand for rental properties. The median household income in this area stands at $60,942, which is respectable but not exceptionally high. Median home values in ZIP 12901 are set at $243,729, suggesting that homeownership is relatively affordable compared to other areas in the state.
When it comes to the economics of renting, the Federal Market Rent (FMR) for the metro area in fiscal year 2026 is projected to be $1,300. However, the current market rent, as reported by the Census Bureau's American Community Survey (ACS), is lower at $1,002 per month. This discrepancy highlights an opportunity for landlords and small-portfolio investors to capitalize on the government-subsidized rents through the Section 8 program, which can provide a steady stream of income above the market rate.
The question of whether ZIP 12901 suits a hands-off voucher operator or requires a hands-on approach hinges on the potential for value-add opportunities. Given the relatively low median income and the gap between the FMR and the actual market rent, there is room for improvement. Landlords who are willing to invest in property enhancements to command higher rents could see greater returns. For those preferring a passive investment strategy, the Section 8 program offers a reliable source of income, albeit at the current market rate.
In summary, ZIP 12901 presents a balanced environment for both hands-off and hands-on investors. With nearly half of the population renting and a median income of $60,942, the area has a solid foundation for rental investments. The difference between the FMR ($1,300) and the actual market rent ($1,002) suggests that active management could lead to better financial outcomes. For those seeking stability and a hassle-free investment, relying on the Section 8 program would ensure consistent cash flow at a predictable rate.
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.