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: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,130 | $231,049 | 0.49% | F |
| 3BR | $1,350 | $209,300 | 0.65% | D |
| 4BR | $1,490 | $233,027 | 0.64% | D |
U.S. Census Bureau data (2024)
ZIP code 12935, located in Altona, NY within the Clinton County, NY metro area, presents a unique profile compared to other ZIP codes in the region. The Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $1,110. In contrast, ZIP 12935 has a market rent of $926, which is below the metro average. This indicates that properties in this ZIP code are less expensive to rent out than the surrounding areas.
The median home value in ZIP 12935 is $193,978, which is also likely lower than many other ZIP codes in the Clinton County, NY metro. With a renter share of 21.4%, this ZIP code shows a higher proportion of renters compared to some other ZIP codes, which might suggest a greater demand for affordable rental housing.
To determine if ZIP 12935 is a value pocket, a mid-tier neighborhood, or a premium sub-market within the Clinton County, NY metro, we can look at the relationship between its FMR, market rent, and home values. Given that the market rent is below the FMR, and the home values are relatively low, this ZIP code could be considered a value pocket. It offers landlords and small-portfolio investors an opportunity to provide affordable housing while still benefiting from government assistance programs such as Section 8.
The higher renter share in ZIP 12935, combined with below-average home values, suggests that it could be a particularly attractive area for Section 8 investments. Landlords who can offer rental units at or near the FMR of $1,110 would likely find a receptive market among renters, especially those participating in government housing programs.
In summary, ZIP code 12935 appears to be a value pocket within the Clinton County, NY metro, offering below-average market rents and home values, but with a notable renter share. This combination makes it a promising location for landlords and investors looking to participate in Section 8 programs.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.