Location: Essex County, NY | Metro: Essex 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 | $1,190 |
| 1 Bedroom | $1,200 |
| 2 Bedrooms | $1,580 |
| 3 Bedrooms | $1,940 |
| 4 Bedrooms | $2,190 |
| 5 Bedrooms | $2,540 |
| 6 Bedrooms | $2,845 |
| 7 Bedrooms | $3,073 |
| 8 Bedrooms | $3,227 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,940 | $365,358 | 0.53% | F |
U.S. Census Bureau data (2024)
The market analysis for Section 8 investors targeting ZIP code 12936 reveals a strong opportunity for cashflow. The HUD Fair Market Rent (FMR) for the NY metro area, effective fiscal year 2026, is set at $1,750. This figure significantly exceeds the market rent of $910 reported by the Census ACS, indicating that voucher tenants can cashflow at the HUD FMR level without issue.
To further understand the investment potential, consider the median home value in ZIP 12936, which stands at $353,668. Using the HUD FMR of $1,750, the rent-to-price ratio is approximately 0.5%, suggesting that rental income could be highly attractive relative to the purchase price of homes in this area. This calculation is based on an annual rent of $21,000 ($1,750 x 12 months), compared to the median home value.
Note that the median Days on Market (DOM) and the percentage of price cuts are not available for this analysis. However, given the disparity between HUD FMR and market rent, the rent-versus-buy dynamics favor rental investments. The ability to command rents well above the local market rate through the Section 8 program means that landlords can achieve positive cashflow even with typical maintenance and vacancy costs.
The strongest investor angle in ZIP 12936 is cashflow. Given the high HUD FMR relative to the local market rent, landlords can expect substantial monthly profits from their properties when occupied by voucher tenants. This makes the area particularly appealing for those looking to generate steady, reliable income from their real estate investments.
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.