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 | $880 |
| 1 Bedroom | $890 |
| 2 Bedrooms | $1,130 |
| 3 Bedrooms | $1,350 |
| 4 Bedrooms | $1,490 |
| 5 Bedrooms | $1,728 |
| 6 Bedrooms | $1,935 |
| 7 Bedrooms | $2,090 |
| 8 Bedrooms | $2,195 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,350 | $169,398 | 0.8% | D |
U.S. Census Bureau data (2024)
ZIP 12929, located in Clinton County, NY metro, serves as a strong cash-flow anchor within a Section 8 portfolio strategy. The Federal Market Rent (FMR) for the area is set at $1,160 for fiscal year 2026, which significantly exceeds the current market rent of $740. This creates a positive spread of $420 per unit, enhancing the profitability and cash flow for landlords and small-portfolio investors.
The median home value in ZIP 12929 is $150,036, indicating that the area is relatively affordable. However, the primary focus for Section 8 investors should be on the rental income, where ZIP 12929 excels. The substantial gap between the FMR and the market rent ensures that properties in this ZIP code can generate above-average cash flows compared to their purchase prices, making them attractive for investors looking to maximize returns through rental income.
While the ZIP code does not present significant opportunities for appreciation plays, given the lack of data on price-cut shares and days on market (DOM), it still offers value as a part of a diversified investment strategy. With a renter share of 18.1%, there is a notable demand for rental housing, and the median income of $62,411 suggests that tenants are likely to have stable financial situations, reducing the risk of default or non-payment of rent.
In conclusion, ZIP 12929 stands out as a cash-flow anchor due to the favorable spread between the FMR and market rents. This makes it an ideal choice for investors seeking steady and reliable rental income, especially when considering the broader context of Clinton County's real estate market.
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.