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 | $930 |
| 1 Bedroom | $940 |
| 2 Bedrooms | $1,200 |
| 3 Bedrooms | $1,430 |
| 4 Bedrooms | $1,620 |
| 5 Bedrooms | $1,879 |
| 6 Bedrooms | $2,104 |
| 7 Bedrooms | $2,272 |
| 8 Bedrooms | $2,386 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,200 | $140,116 | 0.86% | C |
| 3BR | $1,430 | $201,860 | 0.71% | D |
| 4BR | $1,620 | $210,806 | 0.77% | D |
U.S. Census Bureau data (2024)
The potential risks for a Section 8 investment in ZIP code 12958 in Mooers, NY, must be carefully considered. First, tenant turnover could pose a challenge due to the lack of market rent data, which makes it difficult to gauge how competitive the $1,210 Fair Market Rent (FMR) for the fiscal year 2026 is in the local metro area. Without knowing the market rent, landlords might struggle to attract tenants who prefer paying less than the FMR.
Vacancy exposure is another concern. The Days on Market (DOM) figure is currently unavailable, indicating that there's no recent data to assess how quickly properties are rented out. This uncertainty can lead to prolonged vacancy periods, resulting in lost rental income until a new tenant is found.
Deferred maintenance is also a significant risk factor. With an average home value of $182,170 and a median household income of $63,977, landlords may find it challenging to keep up with necessary repairs and upgrades without additional financial support. The disparity between home values and median incomes suggests that residents may have limited funds available for improvements, placing the burden on landlords to maintain property standards.
Despite these challenges, the high renter share of 14.5% in Mooers indicates a strong demand for rental housing. This high percentage often translates into higher demand for Section 8 vouchers, providing a stable pool of potential tenants. Landlords can benefit from the government subsidy, ensuring consistent rental income even if market rents are lower than the FMR.
In conclusion, the investment risk for a first-time Section 8 landlord in ZIP code 12958 in Mooers, NY, is moderate. While there are significant risks related to tenant turnover, vacancy exposure, and deferred maintenance, the high renter share offers a substantial advantage in terms of tenant stability and demand for subsidized housing.
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.