Location: Franklin County, NY | Metro: Franklin 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 | $710 |
| 1 Bedroom | $860 |
| 2 Bedrooms | $1,020 |
| 3 Bedrooms | $1,220 |
| 4 Bedrooms | $1,420 |
| 5 Bedrooms | $1,647 |
| 6 Bedrooms | $1,845 |
| 7 Bedrooms | $1,993 |
| 8 Bedrooms | $2,093 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,020 | $138,814 | 0.73% | D |
| 3BR | $1,220 | $162,759 | 0.75% | D |
U.S. Census Bureau data (2024)
The ZIP code 12926, located in Constable, NY, is primarily a homeowner-dominated area with only 16.4% of residents being renters. This indicates that the tenant pool relying on Section 8 vouchers will be relatively smaller compared to areas with higher percentages of renters. The median household income in this ZIP code is $56,424, which provides a baseline for assessing the financial capability of potential tenants.
The market rent for properties in this area is approximately $833 per month. Given the median income, this translates to roughly 18.3% of the annual income being spent on rent alone, assuming a two-bedroom unit. This figure is calculated by taking the monthly rent ($833) and multiplying it by 12 to get the yearly rent cost ($9,996), then dividing by the median household income ($56,424).
Comparing the market rent to the Fair Market Rent (FMR) set by HUD at $1,040 for the fiscal year 2026 in the metro area, the market rent in ZIP 12926 is below the FMR. This suggests that landlords in this area might find it easier to attract Section 8 tenants due to the lower rent costs, which align better with the voucher amounts available.
A landlord in ZIP 12926 can expect a tenant profile that is financially constrained but still within the bounds of affordability for the local rental market. These tenants will likely be individuals or families who rely heavily on the Section 8 voucher program to offset their housing costs. They will have incomes that are significantly lower than the median household income, possibly around 30-50% of the area median income (AMI), which is a common threshold for eligibility in many Section 8 programs.
In summary, ZIP 12926 is not a renter-heavy area, but it does present opportunities for landlords willing to work with Section 8 tenants. The lower-than-FMR market rents make it a feasible location for such tenants, and landlords should prepare for a tenant base that is dependent on government assistance to afford housing.
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.