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 | $123,467 | 0.83% | C |
| 3BR | $1,220 | $154,998 | 0.79% | D |
| 4BR | $1,420 | $169,147 | 0.84% | C |
| 5BR | $1,647 | $229,842 | 0.72% | D |
U.S. Census Bureau data (2024)
ZIP 12953, located in Malone, NY, within the Franklin County, NY metro area, serves as a strategic anchor for cash flow within a Section 8 portfolio. This designation is based on the favorable financial metrics that support steady rental income. The Federal Market Rent (FMR) for the area in fiscal year 2026 is set at $1,070, which exceeds the local market rent of $853. This discrepancy creates a positive spread, ensuring that landlords can secure higher rents through Section 8 vouchers compared to the typical market rate.
The median home value in ZIP 12953 stands at $141,109, indicating a relatively affordable housing market. This affordability supports the viability of the area for Section 8 tenants, who often have limited income resources. The higher FMR relative to the market rent suggests that landlords can maintain robust cash flows while still providing affordable housing options to eligible tenants.
Furthermore, the 0.2% price-cut share and N/A-day Days on Market (DOM) indicate a stable market where properties are likely to be rented quickly without significant negotiation on price. This stability minimizes vacancy rates and reduces the need for aggressive pricing strategies, which can erode profit margins.
A key diversification factor is the 32.7% renter share, showing a substantial portion of the population that relies on rental housing. However, given the primary focus on cash flow, the median income of $68,799 provides additional context. While this figure does not directly impact the Section 8 program, it underscores the economic environment in which the property operates. A moderate income level means that the local economy can support a mix of housing types, including those subsidized by Section 8, without overwhelming demand for low-income housing.
In summary, ZIP 12953 acts as a cash-flow anchor within a Section 8 portfolio due to the favorable FMR of $1,070 compared to the market rent of $853. Landlords can leverage this spread to ensure consistent, reliable income streams, making the investment in this area particularly attractive for those focused on generating steady cash flow from their real estate assets.
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.