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 | $1,010 |
| 3 Bedrooms | $1,210 |
| 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: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,210 | $135,405 | 0.89% | C |
U.S. Census Bureau data (2024)
The potential pitfalls of investing in ZIP 12957 for Section 8 properties include significant tenant turnover due to the discrepancy between the market rent of $800 and the Fair Market Rent (FMR) of $970 for fiscal year 2026. This gap suggests that tenants might struggle to afford the higher rent, leading to frequent moves and increased vacancy rates. Additionally, the lack of data on days on market (DOM) indicates a possible risk of prolonged vacancies, which can be costly for landlords. The typical home value of $117,506 contrasts sharply with the median income of $54,572, potentially exposing landlords to deferred maintenance issues as property owners may find it challenging to keep up with necessary repairs without adequate financial resources.
However, these risks must be weighed against the substantial 36.4% share of renters in the area, which typically translates into a robust demand for housing vouchers. High renter density often ensures a steady pool of tenants who qualify for Section 8 assistance, reducing the likelihood of long-term vacancies and providing a reliable stream of rental income.
Verdict: Moderate risk for a first-time Section 8 landlord.
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.